3121 Scotch Ln

Overpriced

36 photos

Photos courtesy of RE/MAX Advantage Plus, via Realtor.com.

Asking price: $599,900
Monthly cash flow: −$1,043
Estimated rent: $3,600/mo
Break-even price: $404,014

Adjust the numbers See the full breakdown

From the listing

Rare opportunity to purchase new construction DUPLEX. Minimal maintenance for years to come, fresh and appealing amenities for home owners and tenants. these units have an impressive open, modern floor plan with three bedrooms with luxurious amenities. Terrific East Side Hilltop Location. What makes our duplexes special is zero entry, 32" doors, patios, privacy fence, hardscape, quartz counter tops, soft close cabinets, walk in pantry and closets, solid paneled doors. Standard features include a 9' ceiling height, LVP flooring throughout the main floor, beautiful stainless steel kitchen appliances, and some of the widest staircases & largest windows in the market. Each unit has three bedrooms, 2.5 bathrooms, main floor laundry. Laundry appliances are included. We are proud to offer exceptional value that land lords appreciate and tenants fall in love with. Reserve your investment today. Estimated Completion: 10/31/2026.

Listing courtesy of RE/MAX Advantage Plus (Rebecca Thate). Description from Realtor.com, MLS #267041662. 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: $599,900
Cash to close: $137,977
Price per unit: $199,967
GRM: 13.9

Each month

Cash flow: −$1,043/mo
Cash-on-cash: −9.1%
Cap rate: 4.3%
DSCR: 0.67×

Break-even

Price that breaks even: $404,014
Rent that breaks even: $4,937/mo

Long run

Year 30: property vs stocks: $1.57M vs $1.59M
Cash flow turns positive: year 16

Monthly

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Listing	−$43
Insurance Estimate	−$300
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (8% of rent)	−$288
Net operating income	$2,150
Mortgage (principal + interest)	−$3,193
Cash flow	−$1,043
Principal paid down (equity, not cash)	$406

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	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 of principal by year 30	$0
Plus rental profits, invested at 7%$83,219 of profit by year 30, before investment growth	$104,566
What you'd walk away with	$1,473,314
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($196,854 total by yr 30) investedThe money you'd have put into the building while it lost money	$996,378
What you'd walk away with	$1,590,035
Building minus stocks	−$116,721

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 of principal by year 30	$0
Plus rental profits, invested at 7%$18,407 of profit by year 30, before investment growth	$20,173
What you'd walk away with	$1,388,921
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($305,917 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,385,727
What you'd walk away with	$1,979,384
Building minus stocks	−$590,463

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 of principal by year 30	$0
Plus rental profits, invested at 7%$91,443 of profit by year 30, before investment growth	$116,581
What you'd walk away with	$1,462,513
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($183,252 total by yr 30) investedThe money you'd have put into the building while it lost money	$938,779
What you'd walk away with	$1,522,540
Building minus stocks	−$60,027

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 of principal by year 30	$0
Plus rental profits, invested at 7%$22,662 of profit by year 30, before investment growth	$25,234
What you'd walk away with	$1,371,165
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($288,346 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,321,174
What you'd walk away with	$1,904,935
Building minus stocks	−$533,770

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 of principal by year 30	$0
Plus rental profits, invested at 7%$146,542 of profit by year 30, before investment growth	$204,115
What you'd walk away with	$1,572,863
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($100,298 total by yr 30) investedThe money you'd have put into the building while it lost money	$539,109
What you'd walk away with	$1,589,425
Building minus stocks	−$16,562

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 of principal by year 30	$0
Plus rental profits, invested at 7%$54,633 of profit by year 30, before investment growth	$66,300
What you'd walk away with	$1,435,048
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($182,264 total by yr 30) investedThe money you'd have put into the building while it lost money	$875,036
What you'd walk away with	$1,925,352
Building minus stocks	−$490,304

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 of principal by year 30	$0
Plus rental profits, invested at 7%$156,639 of profit by year 30, before investment growth	$221,592
What you'd walk away with	$1,567,524
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($91,235 total by yr 30) investedThe money you'd have put into the building while it lost money	$496,254
What you'd walk away with	$1,529,062
Building minus stocks	$38,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 of principal by year 30	$0
Plus rental profits, invested at 7%$61,020 of profit by year 30, before investment growth	$75,124
What you'd walk away with	$1,421,056
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($169,490 total by yr 30) investedThe money you'd have put into the building while it lost money	$823,529
What you'd walk away with	$1,856,337
Building minus stocks	−$435,281

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 of principal by year 30	$0
Plus rental profits, invested at 7%$186,153 of profit by year 30, before investment growth	$274,788
What you'd walk away with	$1,643,536
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($68,068 total by yr 30) investedThe money you'd have put into the building while it lost money	$383,578
What you'd walk away with	$1,662,223
Building minus stocks	−$18,687

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 of principal by year 30	$0
Plus rental profits, invested at 7%$80,728 of profit by year 30, before investment growth	$103,690
What you'd walk away with	$1,472,438
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($136,518 total by yr 30) investedThe money you'd have put into the building while it lost money	$686,222
What you'd walk away with	$1,964,867
Building minus stocks	−$492,429

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 of principal by year 30	$0
Plus rental profits, invested at 7%$196,931 of profit by year 30, before investment growth	$295,146
What you'd walk away with	$1,641,078
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($60,883 total by yr 30) investedThe money you'd have put into the building while it lost money	$347,375
What you'd walk away with	$1,604,706
Building minus stocks	$36,372

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 of principal by year 30	$0
Plus rental profits, invested at 7%$88,082 of profit by year 30, before investment growth	$114,781
What you'd walk away with	$1,460,712
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($125,909 total by yr 30) investedThe money you'd have put into the building while it lost money	$640,752
What you'd walk away with	$1,898,083
Building minus stocks	−$437,371

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 $1.57M, stocks $1.59M. Stocks win.

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.

2 bed estimate $1,200/mo · range $1,050–$1,500 · 7 rentals within 2.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
429 Deldona Dr Apt 2, Mankato	$1,050	2 / 1	—	2.2 mi	2026-09-21	Apartment
428 Commodore Dr Apt 7, Mankato	$1,050	2 / 1	—	2.2 mi	2026-09-14	Apartment
217 Thomas Dr E, Eagle Lake	$1,495	2 / 1.5	1,232	2.4 mi	2025-05-29	Apartment
701 S Victory Dr, Mankato	$1,199	2 / 1	—	2.4 mi	2026-08-10	Apartment
630 Maple Ln, Eagle Lake	$1,574	2 / 1.5	1,200	2.4 mi	2026-08-26	Apartment
50 Hilltop Ln, Mankato	$950	2 / 1	840	2.4 mi	2026-03-06	Apartment
920 Patriot Dr, Mankato	$1,205	2 / 1	957	2.4 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 3121 SCOTCH LN
mediumAsking is $195,886 above the price where cash flow breaks even ($404,014) at the default scenario. Based on: Derived: price $599,900 vs. break-even $404,014

Opportunities

None found.

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.	$512
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,600
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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. base rate	8% / 8%

Status history

2026-10-03Price increase at $599,900 (was $308,000) · from listing history
2026-10-03New at $599,900

From the listing Listing

Listed as	multi-family
Property tax, 2026	$512
County	Blue Earth County
Parcel number	010914100029

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 Mankato on rental licensing before you buy.