3 6th Ave NW

Cash flows

41 photos

Photos courtesy of Weichert, REALTORS- Heartland - Broker, via Realtor.com.

Asking price: $290,000
Monthly cash flow: $14
Estimated rent: $2,950/mo
Break-even price: $292,578

Adjust the numbers See the full breakdown

From the listing

Discover a fantastic investment opportunity with this charming duplex, perfect for homeowners and investors alike. This property features both an upper and lower unit, each boasting 3 spacious bedrooms, a full bathroom, a well-appointed kitchen, an inviting dining room, and a cozy living room, making it an ideal living space for renters or your own family. Enjoy the tranquility of a beautifully fenced-in yard, perfect for outdoor gatherings or relaxing in the sun. Convenient laundry facilities are included, along with both on-street and off-street parking options, ensuring ease of access for residents and guests alike. Situated in a prime location, this duplex is just moments away from the vibrant downtown area of Faribault. You'll have easy access to grocery stores, gas stations, parks, and scenic walking trails, making it a wonderful place to live or rent. Don't miss out on this opportunity! Call today to schedule your private showing and see all that this property has to offer.

Listing courtesy of Weichert, REALTORS- Heartland - Broker (Michelle Jasinski). Description from Realtor.com, MLS #7078713. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $290,000
Cash to close: $66,700
Price per unit: $145,000
GRM: 8.2

Each month

Cash flow: $14/mo
Cash-on-cash: 0.2%
Cap rate: 6.4%
DSCR: 1.01×

Break-even

Price that breaks even: $292,578
Rent that breaks even: $2,932/mo

Long run

Year 30: property vs stocks: $1.27M vs $508K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,950
Vacancy (6%)	−$177
Collected	$2,773
Property tax Listing	−$270
Insurance Estimate	−$215
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$236
Capital reserve (9% of rent)	−$266
Net operating income	$1,557
Mortgage (principal + interest)	−$1,544
Cash flow	$14
Principal paid down (equity, not cash)	$196

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	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 of principal by year 30	$0
Plus rental profits, invested at 7%$234,658 of profit by year 30, before investment growth	$424,398
What you'd walk away with	$1,086,070
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($13,269 total by yr 30) investedThe money you'd have put into the building while it lost money	$86,693
What you'd walk away with	$373,675
Building minus stocks	$712,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 of principal by year 30	$0
Plus rental profits, invested at 7%$117,835 of profit by year 30, before investment growth	$179,726
What you'd walk away with	$841,398
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($38,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$230,226
What you'd walk away with	$517,208
Building minus stocks	$324,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$253,340 of profit by year 30, before investment growth	$473,744
What you'd walk away with	$1,112,600
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($10,125 total by yr 30) investedThe money you'd have put into the building while it lost money	$66,426
What you'd walk away with	$343,512
Building minus stocks	$769,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$131,885 of profit by year 30, before investment growth	$208,024
What you'd walk away with	$846,879
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($31,151 total by yr 30) investedThe money you'd have put into the building while it lost money	$188,911
What you'd walk away with	$465,997
Building minus stocks	$380,882

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 of principal by year 30	$0
Plus rental profits, invested at 7%$298,677 of profit by year 30, before investment growth	$606,878
What you'd walk away with	$1,268,550
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
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	$507,737
Building minus stocks	$760,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 of principal by year 30	$0
Plus rental profits, invested at 7%$166,614 of profit by year 30, before investment growth	$284,780
What you'd walk away with	$946,452
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($10,418 total by yr 30) investedThe money you'd have put into the building while it lost money	$66,107
What you'd walk away with	$573,845
Building minus stocks	$372,607

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$317,837 of profit by year 30, before investment growth	$667,210
What you'd walk away with	$1,306,065
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
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	$490,229
Building minus stocks	$815,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$181,920 of profit by year 30, before investment growth	$321,851
What you'd walk away with	$960,707
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($6,564 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,847
What you'd walk away with	$533,076
Building minus stocks	$427,631

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 of principal by year 30	$0
Plus rental profits, invested at 7%$333,405 of profit by year 30, before investment growth	$716,229
What you'd walk away with	$1,377,900
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
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	$618,115
Building minus stocks	$759,785

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 of principal by year 30	$0
Plus rental profits, invested at 7%$195,002 of profit by year 30, before investment growth	$355,261
What you'd walk away with	$1,016,933
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($4,077 total by yr 30) investedThe money you'd have put into the building while it lost money	$27,238
What you'd walk away with	$645,353
Building minus stocks	$371,580

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$351,369 of profit by year 30, before investment growth	$772,789
What you'd walk away with	$1,411,645
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
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	$596,801
Building minus stocks	$814,844

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$210,814 of profit by year 30, before investment growth	$397,801
What you'd walk away with	$1,036,656
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($1,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,217
What you'd walk away with	$610,018
Building minus stocks	$426,638

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 $1.27M, stocks $508K. 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.

3 bed estimate $1,475/mo · range $1,275–$1,700 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
9 1st St SW Apt 1, Faribault	$1,650	3 / 1	—	0.5 mi	2026-09-22	Apartment
1400 Heritage Dr, Northfield	$2,300	3 / 2	1,340	11.1 mi	2025-01-03	Apartment
488 N Welco Dr Apt 24, Montgomery	$1,125	3 / 1	1,000	18.6 mi	—	Apartment
96 Valley Ln, Eagle Lake	$1,400	3 / 1.5	1,100	31.0 mi	2026-06-03	Apartment
630 Maple Ln, Eagle Lake	$1,495	3 / 1.5	1,200	31.0 mi	2026-08-26	Apartment
217 Thomas Dr E, Eagle Lake	$1,495	3 / 2	1,232	31.1 mi	2025-05-29	Apartment
101 Eagle Ave Apt 1, Eagle Lake	$1,600	3 / 3	1,242	31.1 mi	2024-05-16	Apartment
3200 Noble Dr, Mankato	$2,150	3 / 2	1,628	33.0 mi	2026-04-02	Apartment
301 S Washington Ave, Saint Peter	$1,450	3 / 1	1,276	33.9 mi	2026-01-14	Apartment
920 Patriot Dr, Mankato	$1,395	3 / 1.5	1,285	35.2 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 3 6TH AVE NW

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 137 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.	$3,234
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,577
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 1870: +1 pt capital reserve	8% / 9%

Status history

2026-05-21New at $290,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,234
County	Rice
Parcel number	1831251117

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 Faribault on rental licensing before you buy.