317 W River St

Cash flows

30 photos

Photos courtesy of Keller Williams Realty, via Realtor.com.

Asking price: $290,000
Monthly cash flow: $522
Estimated rent: $3,500/mo
Break-even price: $388,021

Adjust the numbers See the full breakdown

From the listing

This property is situated in an attractive location just blocks away from West Bridge Park, local retail and restaurants and all that Monticello has to offer. The upper unit has 2 bedrooms, 1 bathroom, its own clothes washer and dryer and separate private entrance and parking. The Lower Unit features numerous updates, 2 bedrooms, 1 bathroom, separate washer and dryer, large kitchen and storage area. Come see all this wonderful property has to offer. Upper Unit is currently leased on a month to month basis while the Owners occupy The Lower Unit. Here is a great opportunity to start your real estate investment portfolio or supplement with a performing asset.

Listing courtesy of Keller Williams Realty (Ryan C Garrett- KW Real Estate Planner). Description from Realtor.com, MLS #7129718. 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: 6.9

Each month

Cash flow: $522/mo
Cash-on-cash: 9.4%
Cap rate: 8.5%
DSCR: 1.34×

Break-even

Price that breaks even: $388,021
Rent that breaks even: $2,822/mo

Long run

Year 30: property vs stocks: $2.07M vs $508K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,500
Vacancy (6%)	−$210
Collected	$3,290
Property tax Listing	−$185
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$280
Capital reserve (9% of rent)	−$315
Net operating income	$2,065
Mortgage (principal + interest)	−$1,544
Cash flow	$522
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%$515,505 of profit by year 30, before investment growth	$1,135,659
What you'd walk away with	$1,797,331
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
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	$286,982
Building minus stocks	$1,510,349

	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%$349,342 of profit by year 30, before investment growth	$694,816
What you'd walk away with	$1,356,488
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($2,882 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,740
What you'd walk away with	$306,722
Building minus stocks	$1,049,766

	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%$537,331 of profit by year 30, before investment growth	$1,205,272
What you'd walk away with	$1,844,127
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
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	$277,086
Building minus stocks	$1,567,041

	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%$369,245 of profit by year 30, before investment growth	$751,433
What you'd walk away with	$1,390,288
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($960 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,744
What you'd walk away with	$283,830
Building minus stocks	$1,106,458

	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%$592,792 of profit by year 30, before investment growth	$1,404,832
What you'd walk away with	$2,066,504
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	$1,558,767

	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%$423,748 of profit by year 30, before investment growth	$944,249
What you'd walk away with	$1,605,921
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	$1,098,184

	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%$611,953 of profit by year 30, before investment growth	$1,465,163
What you'd walk away with	$2,104,019
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	$1,613,790

	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%$442,908 of profit by year 30, before investment growth	$1,004,581
What you'd walk away with	$1,643,436
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	$1,153,207

	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%$627,521 of profit by year 30, before investment growth	$1,514,183
What you'd walk away with	$2,175,854
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	$1,557,739

	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%$458,476 of profit by year 30, before investment growth	$1,053,600
What you'd walk away with	$1,715,271
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	$1,097,156

	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%$645,484 of profit by year 30, before investment growth	$1,570,743
What you'd walk away with	$2,209,599
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	$1,612,798

	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%$476,439 of profit by year 30, before investment growth	$1,110,160
What you'd walk away with	$1,749,016
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	$1,152,215

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 $2.07M, 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.

2 bed estimate $1,750/mo · range $1,375–$1,950 · 12 rentals within 10 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
212 Locust St, Monticello	$1,790	2 / 2	970	0.2 mi	2025-05-06	Apartment
725 Minnesota St, Monticello	$1,345	2 / 2	908	0.6 mi	2024-04-12	Apartment
708 7th St NW, Monticello	$1,404	2 / 1	1,000	0.9 mi	2025-04-03	Apartment
1255 Edmonson Ave NE, Monticello	$1,690	2 / 2	1,174	1.1 mi	2025-04-29	Apartment
2205 Meadow Oak Ave, Monticello	$1,825	2 / 2	1,056	2.0 mi	2024-06-11	Apartment
13896 Birdie Ln SE, Becker	$2,100	2 / 2	1,188	7.5 mi	2025-01-03	Apartment
10740 County Road 37 NE, Albertville	$1,475	2 / 1	884	7.7 mi	2025-11-17	Apartment
1506 Anderson Ave, Buffalo	$1,020	2 / 1.5	1,025	8.6 mi	2025-06-30	Apartment
911 6th Ave NE, Buffalo	$1,369	2 / 2	990	9.4 mi	2026-08-31	Apartment
11877 Frankfort Pkwy NE Apt 108, Saint Michael	$1,825	2 / 2	1,027	9.6 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 317 RIVER ST W
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "offer. Upper Unit is currently leased on a month to month basis while the Owners occupy The Lower Unit."

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 2025. 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.	$2,224
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,573
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 1900: +1 pt capital reserve	8% / 9%

Status history

2026-09-03Price cut at $290,000 (was $299,900) · from listing history
2026-09-03New at $290,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$2,224
County	Wright
Parcel number	155010055030

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 Monticello on rental licensing before you buy.