409 Meadow Dr

Mcgregor, MN · View the listing ↗

Cash flows

21 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $275,000
Monthly cash flow: $847
Estimated rent: $4,100/mo
Break-even price: $434,123

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: $275,000
Cash to close: $63,250
Price per unit: $68,750
GRM: 5.6

Each month

Cash flow: $847/mo
Cash-on-cash: 16.1%
Cap rate: 10.1%
DSCR: 1.58×

Break-even

Price that breaks even: $434,123
Rent that breaks even: $3,014/mo

Long run

Year 30: property vs stocks: $2.48M vs $481K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,100
Vacancy (6%)	−$246
Collected	$3,854
Property tax Listing	−$114
Insurance Estimate	−$373
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$328
Capital reserve (8% of rent)	−$328
Net operating income	$2,311
Mortgage (principal + interest)	−$1,464
Cash flow	$847
Principal paid down (equity, not cash)	$186

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	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$675,815 of profit by year 30, before investment growth	$1,598,027
What you'd walk away with	$2,225,475
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
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	$272,138
Building minus stocks	$1,953,337

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$477,791 of profit by year 30, before investment growth	$1,058,487
What you'd walk away with	$1,685,935
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
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	$272,138
Building minus stocks	$1,413,797

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$697,641 of profit by year 30, before investment growth	$1,667,640
What you'd walk away with	$2,272,272
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
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	$262,242
Building minus stocks	$2,010,030

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$499,616 of profit by year 30, before investment growth	$1,128,100
What you'd walk away with	$1,732,732
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
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	$262,242
Building minus stocks	$1,470,490

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$749,105 of profit by year 30, before investment growth	$1,853,278
What you'd walk away with	$2,480,725
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
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	$481,475
Building minus stocks	$1,999,250

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$551,081 of profit by year 30, before investment growth	$1,313,738
What you'd walk away with	$1,941,185
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
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	$481,475
Building minus stocks	$1,459,710

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$768,265 of profit by year 30, before investment growth	$1,913,609
What you'd walk away with	$2,518,240
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
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	$463,967
Building minus stocks	$2,054,273

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$570,241 of profit by year 30, before investment growth	$1,374,069
What you'd walk away with	$1,978,700
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
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	$463,967
Building minus stocks	$1,514,733

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$782,037 of profit by year 30, before investment growth	$1,956,972
What you'd walk away with	$2,584,420
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
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	$586,144
Building minus stocks	$1,998,276

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$584,013 of profit by year 30, before investment growth	$1,417,432
What you'd walk away with	$2,044,880
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
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	$586,144
Building minus stocks	$1,458,736

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$800,000 of profit by year 30, before investment growth	$2,013,533
What you'd walk away with	$2,618,164
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$2,053,335

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$601,976 of profit by year 30, before investment growth	$1,473,993
What you'd walk away with	$2,078,624
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$1,513,795

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 $2.48M, stocks $481K. 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
100 4th St, Ironton	$1,275	2 / 1	—	32.4 mi	2026-05-23	Apartment
500 Eisenhower St, Sandstone	$1,275	2 / 2	—	40.3 mi	2025-05-02	Apartment
915 Cloquet Ave # 203, Cloquet	$1,650	2 / 1	686	41.8 mi	—	Apartment
915 Cloquet Ave # 103, Cloquet	$2,000	2 / 1	1,000	41.8 mi	—	Apartment
12383 State Highway 210, Brainerd	$675	2 / 1	—	41.9 mi	2026-04-03	Apartment
1741 Sahlman Ave, Cloquet	$1,210	2 / 1	761	42.0 mi	2025-01-03	Apartment
1240 Golf Course Rd, Grand Rapids	$1,250	2 / 1	820	43.4 mi	2025-11-07	Apartment
501 River Rd, Grand Rapids	$1,283	2 / 1	860	43.7 mi	—	Apartment
2199 SW 8th St # 233, Grand Rapids	$1,950	2 / 1	1,182	43.8 mi	—	Apartment
2199 SW 8th St # 118, Grand Rapids	$1,750	2 / 1	937	43.8 mi	—	Apartment

1 bed estimate $975/mo · range $825–$1,250 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
94200 County Highway 61, Sturgeon Lake	$1,900	1 / 1	756	28.4 mi	2026-07-25	Apartment
207 Cedar St NE, Remer	$742	1 / 1	550	41.6 mi	2025-02-17	Apartment
915 Cloquet Ave # 102, Cloquet	$1,500	1 / 1	649	41.8 mi	—	Apartment
915 Cloquet Ave # 305, Cloquet	$1,400	1 / 1	571	41.8 mi	—	Apartment
915 Cloquet Ave # 101, Cloquet	$1,750	1 / 1	838	41.8 mi	—	Apartment
915 Cloquet Ave # 105, Cloquet	$1,650	1 / 1	778	41.8 mi	—	Apartment
915 Cloquet Ave # 205, Cloquet	$1,350	1 / 1	562	41.8 mi	—	Apartment
1741 Sahlman Ave, Cloquet	$1,010	1 / 1	656	42.0 mi	2025-01-03	Apartment
1240 Golf Course Rd, Grand Rapids	$995	1 / 1	600	43.4 mi	2025-11-07	Apartment
2199 SW 8th St # 403, Grand Rapids	$1,250	1 / 1	662	43.8 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 409 MEADOW DR

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 132 days on market, 1 price cuts

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.	$1,374
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,475
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. base rate	8% / 8%

Status history

2026-05-26Price cut at $275,000 (was $289,900) · from listing history
2026-05-26New at $275,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$1,374
County	Aitkin
Parcel number	140043005

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 Mcgregor on rental licensing before you buy.