429 2nd Ave E

Cash flows

30 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $319,990
Monthly cash flow: $30
Estimated rent: $3,050/mo
Break-even price: $325,563

Adjust the numbers See the full breakdown

From the listing

A rent check can help cover your mortgage at this Shakopee duplex, set a few blocks from downtown on a deep lot shaded by mature maples. A covered front porch faces the street, and a detached two-car garage opens onto the alley. The main level has two bedrooms, an eat-in kitchen with white cabinets and a stainless double sink, a full bath with a tub-shower and tile surround, and stacked laundry inside the unit. Upstairs, the second two-bedroom unit has white shaker cabinets, stone-look counters, a gas range, a private full bath, and a living room finished in warm knotty pine. Both units are vacant, freshly painted, and carpeted, and each has its own electric meter, which keeps utilities and rent easy to sort out. Live in one side and rent the other, or rent both. Two-bedroom rents nearby run around $1,500, so the second unit could cover a meaningful share of a monthly payment. Gravel parking sits beside the garage, and there is plenty of yard to work with. Downtown Shakopee shops and restaurants are an easy walk. Highway 169, Canterbury Park, and the Minnesota River are a short drive away.

Listing courtesy of RE/MAX Results (Taylor Doolittle). Description from Realtor.com, MLS #7149241. 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: $319,990
Cash to close: $73,598
Price per unit: $159,995
GRM: 8.7

Each month

Cash flow: $30/mo
Cash-on-cash: 0.5%
Cap rate: 6.5%
DSCR: 1.02×

Break-even

Price that breaks even: $325,563
Rent that breaks even: $3,011/mo

Long run

Year 30: property vs stocks: $1.44M vs $560K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,050
Vacancy (6%)	−$183
Collected	$2,867
Property tax Listing	−$180
Insurance Estimate	−$206
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$244
Capital reserve (9% of rent)	−$274
Net operating income	$1,733
Mortgage (principal + interest)	−$1,703
Cash flow	$30
Principal paid down (equity, not cash)	$217

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	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $287,991 of principal by year 30	$0
Plus rental profits, invested at 7%$274,795 of profit by year 30, before investment growth	$501,670
What you'd walk away with	$1,231,768
If you put the same money in stocks
Cash to close ($41,599) invested at 7%	$316,660
Monthly shortfalls ($13,848 total by yr 30) investedThe money you'd have put into the building while it lost money	$90,578
What you'd walk away with	$407,237
Building minus stocks	$824,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $287,991 of principal by year 30	$0
Plus rental profits, invested at 7%$151,298 of profit by year 30, before investment growth	$236,859
What you'd walk away with	$966,957
If you put the same money in stocks
Cash to close ($41,599) invested at 7%	$316,660
Monthly shortfalls ($37,661 total by yr 30) investedThe money you'd have put into the building while it lost money	$227,132
What you'd walk away with	$543,792
Building minus stocks	$423,165

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $278,991 of principal by year 30	$0
Plus rental profits, invested at 7%$293,477 of profit by year 30, before investment growth	$551,016
What you'd walk away with	$1,258,297
If you put the same money in stocks
Cash to close ($40,299) invested at 7%	$306,764
Monthly shortfalls ($10,704 total by yr 30) investedThe money you'd have put into the building while it lost money	$70,310
What you'd walk away with	$377,074
Building minus stocks	$881,223

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $278,991 of principal by year 30	$0
Plus rental profits, invested at 7%$166,056 of profit by year 30, before investment growth	$267,815
What you'd walk away with	$975,097
If you put the same money in stocks
Cash to close ($40,299) invested at 7%	$306,764
Monthly shortfalls ($30,593 total by yr 30) investedThe money you'd have put into the building while it lost money	$188,475
What you'd walk away with	$495,239
Building minus stocks	$479,858

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $255,992 of principal by year 30	$0
Plus rental profits, invested at 7%$346,227 of profit by year 30, before investment growth	$708,102
What you'd walk away with	$1,438,200
If you put the same money in stocks
Cash to close ($73,598) invested at 7%	$560,244
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	$560,244
Building minus stocks	$877,956

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $255,992 of principal by year 30	$0
Plus rental profits, invested at 7%$207,674 of profit by year 30, before investment growth	$363,415
What you'd walk away with	$1,093,512
If you put the same money in stocks
Cash to close ($73,598) invested at 7%	$560,244
Monthly shortfalls ($8,757 total by yr 30) investedThe money you'd have put into the building while it lost money	$56,678
What you'd walk away with	$616,922
Building minus stocks	$476,590

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $247,992 of principal by year 30	$0
Plus rental profits, invested at 7%$365,388 of profit by year 30, before investment growth	$768,433
What you'd walk away with	$1,475,715
If you put the same money in stocks
Cash to close ($71,298) invested at 7%	$542,736
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	$542,736
Building minus stocks	$932,979

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $247,992 of principal by year 30	$0
Plus rental profits, invested at 7%$223,509 of profit by year 30, before investment growth	$403,143
What you'd walk away with	$1,110,425
If you put the same money in stocks
Cash to close ($71,298) invested at 7%	$542,736
Monthly shortfalls ($5,432 total by yr 30) investedThe money you'd have put into the building while it lost money	$36,075
What you'd walk away with	$578,812
Building minus stocks	$531,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $239,992 of principal by year 30	$0
Plus rental profits, invested at 7%$384,548 of profit by year 30, before investment growth	$828,761
What you'd walk away with	$1,558,858
If you put the same money in stocks
Cash to close ($89,597) invested at 7%	$682,037
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	$682,037
Building minus stocks	$876,821

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,700
Minus 6% selling cost	−$46,602
Minus loan still owedTenants' rent paid down all $239,992 of principal by year 30	$0
Plus rental profits, invested at 7%$240,131 of profit by year 30, before investment growth	$447,116
What you'd walk away with	$1,177,214
If you put the same money in stocks
Cash to close ($89,597) invested at 7%	$682,037
Monthly shortfalls ($2,894 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,720
What you'd walk away with	$701,757
Building minus stocks	$475,457

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $232,492 of principal by year 30	$0
Plus rental profits, invested at 7%$402,511 of profit by year 30, before investment growth	$885,321
What you'd walk away with	$1,592,603
If you put the same money in stocks
Cash to close ($86,797) invested at 7%	$660,722
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	$660,722
Building minus stocks	$931,881

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,427
Minus 6% selling cost	−$45,146
Minus loan still owedTenants' rent paid down all $232,492 of principal by year 30	$0
Plus rental profits, invested at 7%$256,435 of profit by year 30, before investment growth	$492,567
What you'd walk away with	$1,199,849
If you put the same money in stocks
Cash to close ($86,797) invested at 7%	$660,722
Monthly shortfalls ($1,235 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,611
What you'd walk away with	$669,334
Building minus stocks	$530,515

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 $1.44M, stocks $560K. 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 $1,525/mo · range $1,400–$1,900 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
609 Market St S Apt 8, Shakopee	$1,500	2 / 1	900	0.4 mi	2026-08-10	Apartment
125 Scott St N, Shakopee	$1,995	2 / 2	1,082	0.5 mi	2026-09-01	Apartment
1245 Shakopee Ave E, Shakopee	$1,385	2 / 1	845	0.8 mi	2025-01-03	Apartment
700 Roundhouse St, Shakopee	$1,600	2 / 1	972	0.8 mi	2025-01-03	Apartment
1324 Eagle Creek Blvd, Shakopee	$1,305	2 / 1	950	0.8 mi	2025-02-15	Apartment
1224 Shakopee Ave E, Shakopee	$1,885	2 / 2	965	0.9 mi	2025-01-03	Apartment
1265 Marschall Rd, Shakopee	$1,370	2 / 2	1,250	1.3 mi	2025-02-28	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 429 2ND AVE E

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.	$2,158
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,471
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 1885: +1 pt capital reserve	8% / 9%

Status history

2026-09-23Price cut at $319,990 (was $344,990) · from listing history
2026-09-23New at $319,990

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$2,158
County	Scott
Parcel number	270012030

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 Shakopee on rental licensing before you buy.