314 7th St NE

Little Falls, MN · View the listing ↗

21 photos

Photos, via Realtor.com.

Asking price: $229,900
Monthly cash flow: −$84
Estimated rent: $2,350/mo
Break-even price: $214,133

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: $229,900
Cash to close: $52,877
Price per unit: $114,950
GRM: 8.2

Each month

Cash flow: −$84/mo
Cash-on-cash: −1.9%
Cap rate: 5.9%
DSCR: 0.93×

Break-even

Price that breaks even: $214,133
Rent that breaks even: $2,458/mo

Long run

Year 30: property vs stocks: $860K vs $416K
Cash flow turns positive: year 4

Monthly

Monthly breakdown

Rent	$2,350
Vacancy (6%)	−$141
Collected	$2,209
Property tax Listing	−$274
Insurance Estimate	−$190
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$188
Capital reserve (8% of rent)	−$188
Net operating income	$1,140
Mortgage (principal + interest)	−$1,224
Cash flow	−$84
Principal paid down (equity, not cash)	$156

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	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$133,287 of profit by year 30, before investment growth	$222,365
What you'd walk away with	$746,911
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($18,068 total by yr 30) investedThe money you'd have put into the building while it lost money	$113,799
What you'd walk away with	$341,307
Building minus stocks	$405,604

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$51,509 of profit by year 30, before investment growth	$70,718
What you'd walk away with	$595,264
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($49,792 total by yr 30) investedThe money you'd have put into the building while it lost money	$271,401
What you'd walk away with	$498,909
Building minus stocks	$96,355

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $197,910 of principal by year 30	$0
Plus rental profits, invested at 7%$149,999 of profit by year 30, before investment growth	$261,657
What you'd walk away with	$763,387
If you put the same money in stocks
Cash to close ($28,587) invested at 7%	$217,612
Monthly shortfalls ($12,955 total by yr 30) investedThe money you'd have put into the building while it lost money	$83,478
What you'd walk away with	$301,090
Building minus stocks	$462,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $197,910 of principal by year 30	$0
Plus rental profits, invested at 7%$62,682 of profit by year 30, before investment growth	$89,864
What you'd walk away with	$591,594
If you put the same money in stocks
Cash to close ($28,587) invested at 7%	$217,612
Monthly shortfalls ($39,139 total by yr 30) investedThe money you'd have put into the building while it lost money	$220,934
What you'd walk away with	$438,546
Building minus stocks	$153,048

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$178,394 of profit by year 30, before investment growth	$334,979
What you'd walk away with	$859,524
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($1,905 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,023
What you'd walk away with	$415,537
Building minus stocks	$443,987

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$82,676 of profit by year 30, before investment growth	$127,563
What you'd walk away with	$652,109
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($19,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$114,857
What you'd walk away with	$517,370
Building minus stocks	$134,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $175,920 of principal by year 30	$0
Plus rental profits, invested at 7%$196,018 of profit by year 30, before investment growth	$384,906
What you'd walk away with	$886,636
If you put the same money in stocks
Cash to close ($50,577) invested at 7%	$385,005
Monthly shortfalls ($368 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,620
What you'd walk away with	$387,625
Building minus stocks	$499,011

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $175,920 of principal by year 30	$0
Plus rental profits, invested at 7%$95,589 of profit by year 30, before investment growth	$154,301
What you'd walk away with	$656,031
If you put the same money in stocks
Cash to close ($50,577) invested at 7%	$385,005
Monthly shortfalls ($13,441 total by yr 30) investedThe money you'd have put into the building while it lost money	$81,264
What you'd walk away with	$466,269
Building minus stocks	$189,762

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$204,110 of profit by year 30, before investment growth	$409,279
What you'd walk away with	$933,825
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($89 total by yr 30) investedThe money you'd have put into the building while it lost money	$635
What you'd walk away with	$490,651
Building minus stocks	$443,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$101,570 of profit by year 30, before investment growth	$167,320
What you'd walk away with	$691,866
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($11,050 total by yr 30) investedThe money you'd have put into the building while it lost money	$67,925
What you'd walk away with	$557,941
Building minus stocks	$133,925

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $164,925 of principal by year 30	$0
Plus rental profits, invested at 7%$221,984 of profit by year 30, before investment growth	$465,204
What you'd walk away with	$966,934
If you put the same money in stocks
Cash to close ($61,572) invested at 7%	$468,702
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	$468,702
Building minus stocks	$498,232

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $164,925 of principal by year 30	$0
Plus rental profits, invested at 7%$115,131 of profit by year 30, before investment growth	$198,391
What you'd walk away with	$700,120
If you put the same money in stocks
Cash to close ($61,572) invested at 7%	$468,702
Monthly shortfalls ($6,649 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,435
What you'd walk away with	$511,137
Building minus stocks	$188,983

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 $860K, stocks $416K. 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.

2 bed estimate $1,175/mo · range $950–$1,375 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
603 3rd Ave NW, Little Falls	$1,100	2 / 1	1,082	1.2 mi	2026-09-15	Apartment
5283 398th St, Rice	$725	2 / 1	750	20.3 mi	2026-08-10	Apartment
321 7th St N Unit 321-23, Sartell	$985	2 / 1	—	25.0 mi	—	Apartment
315 7th St N Apt 31, Sartell	$1,065	2 / 1	—	25.0 mi	—	Apartment
319 7th St N Apt 64, Sartell	$1,029	2 / 1	—	25.0 mi	—	Apartment
12858 Woodfern Ln, Pillager	$1,435	2 / 2	1,264	25.3 mi	2026-06-05	Apartment
Buffalo Hills Ln E, Brainerd	$1,250	2 / 2	—	25.4 mi	2026-08-12	Apartment
201 5th Ave E, Sartell	$960	2 / 1	837	26.1 mi	2026-03-10	Apartment
607 Chinook Ave SW, Avon	$850	2 / 1	—	26.3 mi	2026-09-26	Apartment
1201 Highview Dr Apt B11, Albany	$825	2 / 1	—	26.4 mi	—	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 314 7TH ST NE

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.	$3,284
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,276
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. base rate	8% / 8%

Status history

2026-08-29New at $229,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,284
County	Morrison
Parcel number	480719000

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 Little Falls on rental licensing before you buy.