319 1st Ave NW

Cash flows

40 photos

Photos, via Realtor.com.

Asking price: $279,000
Monthly cash flow: $1,402
Estimated rent: $5,000/mo
Break-even price: $542,328

Adjust the numbers See the full breakdown

From the listing

Investment opportunity in Rothsay! This well-maintained and updated 4-plex features four identical two-story units, each offering 2 bedrooms, 1.5 bathrooms, in-unit laundry, and a private attached single-stall garage. Three of the four units have been fully updated, and a new roof was installed in 2025, adding even more value to this multifamily property. Each unit offers a comfortable and functional layout with a spacious living room, dining area, and kitchen featuring a pass-through opening to the living room. A convenient half bath, utility closet, and private laundry complete the main level. Upstairs, you'll find a full bathroom and two generously sized bedrooms. Each unit also includes direct access to its own 12x24 attached garage, providing tenants with secure parking and additional storage. With desirable amenities, thoughtful updates, and four consistent 2-bedroom floor plans, this property is an excellent opportunity to expand your investment portfolio or step into multifamily ownership. Don't miss your chance to own this income-producing property!

Description from Realtor.com, MLS #7141896. 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: $279,000
Cash to close: $64,170
Price per unit: $69,750
GRM: 4.7

Each month

Cash flow: $1,402/mo
Cash-on-cash: 26.2%
Cap rate: 12.4%
DSCR: 1.94×

Break-even

Price that breaks even: $542,328
Rent that breaks even: $3,226/mo

Long run

Year 30: property vs stocks: $3.35M vs $488K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$5,000
Vacancy (6%)	−$300
Collected	$4,700
Property tax Listing	−$323
Insurance Estimate	−$340
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$400
Capital reserve (7% of rent)	−$350
Net operating income	$2,886
Mortgage (principal + interest)	−$1,485
Cash flow	$1,402
Principal paid down (equity, not cash)	$189

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	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $251,100 of principal by year 30	$0
Plus rental profits, invested at 7%$987,326 of profit by year 30, before investment growth	$2,449,804
What you'd walk away with	$3,086,378
If you put the same money in stocks
Cash to close ($36,270) invested at 7%	$276,096
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	$276,096
Building minus stocks	$2,810,282

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $251,100 of principal by year 30	$0
Plus rental profits, invested at 7%$745,833 of profit by year 30, before investment growth	$1,791,828
What you'd walk away with	$2,428,402
If you put the same money in stocks
Cash to close ($36,270) invested at 7%	$276,096
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	$276,096
Building minus stocks	$2,152,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $242,100 of principal by year 30	$0
Plus rental profits, invested at 7%$1,009,152 of profit by year 30, before investment growth	$2,519,417
What you'd walk away with	$3,133,175
If you put the same money in stocks
Cash to close ($34,970) invested at 7%	$266,201
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	$266,201
Building minus stocks	$2,866,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $242,100 of principal by year 30	$0
Plus rental profits, invested at 7%$767,659 of profit by year 30, before investment growth	$1,861,441
What you'd walk away with	$2,475,199
If you put the same money in stocks
Cash to close ($34,970) invested at 7%	$266,201
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	$266,201
Building minus stocks	$2,208,998

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $223,200 of principal by year 30	$0
Plus rental profits, invested at 7%$1,061,682 of profit by year 30, before investment growth	$2,708,767
What you'd walk away with	$3,345,341
If you put the same money in stocks
Cash to close ($64,170) invested at 7%	$488,478
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	$488,478
Building minus stocks	$2,856,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $223,200 of principal by year 30	$0
Plus rental profits, invested at 7%$820,189 of profit by year 30, before investment growth	$2,050,792
What you'd walk away with	$2,687,366
If you put the same money in stocks
Cash to close ($64,170) invested at 7%	$488,478
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	$488,478
Building minus stocks	$2,198,888

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $215,200 of principal by year 30	$0
Plus rental profits, invested at 7%$1,080,843 of profit by year 30, before investment growth	$2,769,098
What you'd walk away with	$3,382,856
If you put the same money in stocks
Cash to close ($61,870) invested at 7%	$470,970
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	$470,970
Building minus stocks	$2,911,886

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $215,200 of principal by year 30	$0
Plus rental profits, invested at 7%$839,350 of profit by year 30, before investment growth	$2,111,123
What you'd walk away with	$2,724,881
If you put the same money in stocks
Cash to close ($61,870) invested at 7%	$470,970
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	$470,970
Building minus stocks	$2,253,911

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $209,250 of principal by year 30	$0
Plus rental profits, invested at 7%$1,095,094 of profit by year 30, before investment growth	$2,813,970
What you'd walk away with	$3,450,544
If you put the same money in stocks
Cash to close ($78,120) invested at 7%	$594,669
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	$594,669
Building minus stocks	$2,855,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $209,250 of principal by year 30	$0
Plus rental profits, invested at 7%$853,601 of profit by year 30, before investment growth	$2,155,994
What you'd walk away with	$2,792,568
If you put the same money in stocks
Cash to close ($78,120) invested at 7%	$594,669
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	$594,669
Building minus stocks	$2,197,899

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $201,750 of principal by year 30	$0
Plus rental profits, invested at 7%$1,113,057 of profit by year 30, before investment growth	$2,870,530
What you'd walk away with	$3,484,288
If you put the same money in stocks
Cash to close ($75,320) invested at 7%	$573,355
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	$573,355
Building minus stocks	$2,910,933

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$652,934
Minus 6% selling cost	−$39,176
Minus loan still owedTenants' rent paid down all $201,750 of principal by year 30	$0
Plus rental profits, invested at 7%$871,564 of profit by year 30, before investment growth	$2,212,555
What you'd walk away with	$2,826,312
If you put the same money in stocks
Cash to close ($75,320) invested at 7%	$573,355
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	$573,355
Building minus stocks	$2,252,957

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 $3.35M, stocks $488K. 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 $1,250/mo · range $1,025–$1,450 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
301 7th Ave NW, Pelican Rapids	$1,250	2 / 1	950	11.6 mi	2025-01-07	Apartment
125 6th St SW, Barnesville	$880	2 / 1	—	13.9 mi	2026-09-30	Apartment
623 W Fir Ave, Fergus Falls	$1,115	2 / 1	1,080	15.7 mi	2025-01-03	Apartment
1234 N Broadway, Fergus Falls	$980	2 / 1	850	15.7 mi	—	Apartment
1515 College Way, Fergus Falls	$1,000	2 / 1	772	15.8 mi	2025-10-10	Apartment
816 W Laurel St, Fergus Falls	$900	2 / 1	895	16.0 mi	2025-04-02	Apartment
219 6th St Unit 9, Hawley	$1,400	2 / 1	1,592	27.9 mi	2026-08-17	Apartment
1327 Madison Ave, Detroit Lakes	$1,200	2 / 1	—	31.3 mi	2026-06-23	Apartment
1210 Jackson Ave, Detroit Lakes	$845	2 / 1	—	31.4 mi	2026-06-24	Apartment
502 Riverwood Dr, Detroit Lakes	$1,115	2 / 1	1,041	32.6 mi	2026-10-01	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 319 1ST AVE NW

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.	$3,878
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,084
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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. 8 bedrooms: +1 pt repairs for wear; "fully updated" in the description: -1 pts each	8% / 7%

Status history

2026-09-10New at $279,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$3,878
County	Wilkin
Parcel number	294300220

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 Rothsay on rental licensing before you buy.