221 Bridge St

Le Sueur, MN · View the listing ↗

Cash flows

19 photos

Photos courtesy of JBEAL HOMES, INC. - Broker, via Realtor.com.

Asking price: $147,700
Monthly cash flow: $125
Estimated rent: $2,000/mo
Break-even price: $171,251

Adjust the numbers See the full breakdown

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $147,700
Cash to close: $33,971
Price per unit: $73,850
GRM: 6.2

Each month

Cash flow: $125/mo
Cash-on-cash: 4.4%
Cap rate: 7.4%
DSCR: 1.16×

Break-even

Price that breaks even: $171,251
Rent that breaks even: $1,837/mo

Long run

Year 30: property vs stocks: $806K vs $259K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,000
Vacancy (6%)	−$120
Collected	$1,880
Property tax Listing	−$196
Insurance Estimate	−$203
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$160
Capital reserve (9% of rent)	−$180
Net operating income	$911
Mortgage (principal + interest)	−$786
Cash flow	$125
Principal paid down (equity, not cash)	$100

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $132,930 of principal by year 30	$0
Plus rental profits, invested at 7%$168,606 of profit by year 30, before investment growth	$339,560
What you'd walk away with	$676,557
If you put the same money in stocks
Cash to close ($19,201) invested at 7%	$146,163
Monthly shortfalls ($1,137 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,838
What you'd walk away with	$154,001
Building minus stocks	$522,556

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $132,930 of principal by year 30	$0
Plus rental profits, invested at 7%$81,779 of profit by year 30, before investment growth	$137,483
What you'd walk away with	$474,479
If you put the same money in stocks
Cash to close ($19,201) invested at 7%	$146,163
Monthly shortfalls ($10,907 total by yr 30) investedThe money you'd have put into the building while it lost money	$68,951
What you'd walk away with	$215,114
Building minus stocks	$259,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $123,930 of principal by year 30	$0
Plus rental profits, invested at 7%$189,295 of profit by year 30, before investment growth	$401,335
What you'd walk away with	$715,515
If you put the same money in stocks
Cash to close ($17,901) invested at 7%	$136,267
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$136,267
Building minus stocks	$579,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $123,930 of principal by year 30	$0
Plus rental profits, invested at 7%$98,999 of profit by year 30, before investment growth	$179,238
What you'd walk away with	$493,418
If you put the same money in stocks
Cash to close ($17,901) invested at 7%	$136,267
Monthly shortfalls ($6,301 total by yr 30) investedThe money you'd have put into the building while it lost money	$41,093
What you'd walk away with	$177,360
Building minus stocks	$316,058

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $118,160 of principal by year 30	$0
Plus rental profits, invested at 7%$206,832 of profit by year 30, before investment growth	$468,815
What you'd walk away with	$805,811
If you put the same money in stocks
Cash to close ($33,971) invested at 7%	$258,596
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$258,596
Building minus stocks	$547,215

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $118,160 of principal by year 30	$0
Plus rental profits, invested at 7%$111,120 of profit by year 30, before investment growth	$211,725
What you'd walk away with	$548,721
If you put the same money in stocks
Cash to close ($33,971) invested at 7%	$258,596
Monthly shortfalls ($885 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,100
What you'd walk away with	$264,696
Building minus stocks	$284,025

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $110,160 of principal by year 30	$0
Plus rental profits, invested at 7%$225,993 of profit by year 30, before investment growth	$529,146
What you'd walk away with	$843,326
If you put the same money in stocks
Cash to close ($31,671) invested at 7%	$241,088
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$241,088
Building minus stocks	$602,238

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $110,160 of principal by year 30	$0
Plus rental profits, invested at 7%$129,396 of profit by year 30, before investment growth	$265,956
What you'd walk away with	$580,136
If you put the same money in stocks
Cash to close ($31,671) invested at 7%	$241,088
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$241,088
Building minus stocks	$339,048

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $110,775 of principal by year 30	$0
Plus rental profits, invested at 7%$224,520 of profit by year 30, before investment growth	$524,508
What you'd walk away with	$861,505
If you put the same money in stocks
Cash to close ($41,356) invested at 7%	$314,812
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$314,812
Building minus stocks	$546,693

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$358,507
Minus 6% selling cost	−$21,510
Minus loan still owedTenants' rent paid down all $110,775 of principal by year 30	$0
Plus rental profits, invested at 7%$127,923 of profit by year 30, before investment growth	$261,318
What you'd walk away with	$598,314
If you put the same money in stocks
Cash to close ($41,356) invested at 7%	$314,812
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$314,812
Building minus stocks	$283,502

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $103,275 of principal by year 30	$0
Plus rental profits, invested at 7%$242,483 of profit by year 30, before investment growth	$581,069
What you'd walk away with	$895,249
If you put the same money in stocks
Cash to close ($38,556) invested at 7%	$293,498
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$293,498
Building minus stocks	$601,751

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$334,234
Minus 6% selling cost	−$20,054
Minus loan still owedTenants' rent paid down all $103,275 of principal by year 30	$0
Plus rental profits, invested at 7%$145,886 of profit by year 30, before investment growth	$317,879
What you'd walk away with	$632,059
If you put the same money in stocks
Cash to close ($38,556) invested at 7%	$293,498
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$293,498
Building minus stocks	$338,561

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $806K, stocks $259K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

1 bed estimate $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
221 Bridge St, Le Sueur	$900	1 / 1	1,020	0.0 mi	2025-07-16	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	0.0 mi	2026-09-28	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	0.1 mi	2026-08-01	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	0.3 mi	2025-01-03	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	0.5 mi	2025-10-04	Apartment
1573 Aspen Dr, Saint Peter	$1,255	1 / 1	704	10.6 mi	2025-04-12	Apartment
102 Chalupsky Ave SE, New Prague	$1,775	1 / 1	869	18.4 mi	2025-07-25	Apartment
1247 Range St Apt 118, Mankato	$1,365	1 / 1	758	19.6 mi	2026-08-13	Apartment
1247 Range St Apt 429, Mankato	$1,465	1 / 1	758	19.6 mi	2026-01-26	Apartment
920 Patriot Dr, Mankato	$830	1 / 1	736	20.1 mi	2026-05-15	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 221 BRIDGE ST

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 343 days on market

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$2,350
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,432
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. built 1880: +1 pt capital reserve	8% / 9%

Status history

2025-10-27New at $147,700

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,350
County	Le Sueur
Parcel number	218001970

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Le Sueur on rental licensing before you buy.