Twin Cities suburbs › Inver Grove Heights

4376 Upper 71st St E

Inver Grove Heights, MN · View the listing ↗

22 photos

Photos, via Realtor.com.

Asking price: $465,000
Monthly cash flow: −$353
Estimated rent: $3,975/mo
Break-even price: $398,769

Adjust the numbers See the full breakdown

From the listing

Rare suburban triplex in a premier Inver Grove Heights location - an exceptional find for investors seeking stable, long-term cash flow outside the city core. This well-maintained 3-unit property sits on a spacious lot in one of the south metro's most livable communities, just minutes from the Mississippi River and surrounded by an impressive array of recreational amenities. Residents enjoy walkable access to a brand-new city park featuring a playground and splash pad, Swing Bridge Park, and a neighborhood dog park - the kind of lifestyle draw that keeps quality tenants in place year after year. The property's long-term occupancy history speaks for itself: stable residents, consistent income, and minimal turnover. With gross monthly rents of $3,420, this is a turnkey cash-flowing asset with no heavy lifting required from day one. The oversized lot offers exceptional flexibility - ample space for outdoor storage, recreational vehicles, or equipment, a rare perk in suburban multifamily that tenants genuinely value and that sets this property apart from anything comparable in the area. Triplexes in suburban locations like Inver Grove Heights almost never come to market. If you've been waiting for a multifamily opportunity that offers the stability of suburban demographics with the income profile of a true investment property, this is it. Also available is the next-door vacant lot at 7177 River Rd. Sold separately or together.

Description from Realtor.com, MLS #7095881. 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: $465,000
Cash to close: $106,950
Price per unit: $155,000
GRM: 9.7

Each month

Cash flow: −$353/mo
Cash-on-cash: −4.0%
Cap rate: 5.5%
DSCR: 0.86×

Break-even

Price that breaks even: $398,769
Rent that breaks even: $4,433/mo

Long run

Year 30: property vs stocks: $1.56M vs $906K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$3,975
Vacancy (6%)	−$238
Collected	$3,736
Property tax Listing	−$317
Insurance Estimate	−$306
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$318
Capital reserve (9% of rent)	−$358
Net operating income	$2,122
Mortgage (principal + interest)	−$2,475
Cash flow	−$353
Principal paid down (equity, not cash)	$315

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	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$208,935 of profit by year 30, before investment growth	$323,650
What you'd walk away with	$1,384,607
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($57,709 total by yr 30) investedThe money you'd have put into the building while it lost money	$345,652
What you'd walk away with	$805,813
Building minus stocks	$578,794

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 of principal by year 30	$0
Plus rental profits, invested at 7%$83,984 of profit by year 30, before investment growth	$110,331
What you'd walk away with	$1,171,287
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($124,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$655,423
What you'd walk away with	$1,115,584
Building minus stocks	$55,703

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 of principal by year 30	$0
Plus rental profits, invested at 7%$223,305 of profit by year 30, before investment growth	$353,107
What you'd walk away with	$1,391,247
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($50,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$305,496
What you'd walk away with	$755,760
Building minus stocks	$635,487

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $409,500 of principal by year 30	$0
Plus rental profits, invested at 7%$93,571 of profit by year 30, before investment growth	$125,395
What you'd walk away with	$1,163,535
If you put the same money in stocks
Cash to close ($59,150) invested at 7%	$450,265
Monthly shortfalls ($112,506 total by yr 30) investedThe money you'd have put into the building while it lost money	$600,875
What you'd walk away with	$1,051,139
Building minus stocks	$112,396

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$289,524 of profit by year 30, before investment growth	$501,841
What you'd walk away with	$1,562,797
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($14,371 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,237
What you'd walk away with	$906,368
Building minus stocks	$656,429

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$140,086 of profit by year 30, before investment growth	$205,309
What you'd walk away with	$1,266,266
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($56,920 total by yr 30) investedThe money you'd have put into the building while it lost money	$318,796
What you'd walk away with	$1,132,927
Building minus stocks	$133,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$304,998 of profit by year 30, before investment growth	$539,734
What you'd walk away with	$1,577,874
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($10,684 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,800
What you'd walk away with	$866,422
Building minus stocks	$711,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $364,000 of principal by year 30	$0
Plus rental profits, invested at 7%$151,482 of profit by year 30, before investment growth	$226,707
What you'd walk away with	$1,264,847
If you put the same money in stocks
Cash to close ($104,650) invested at 7%	$796,622
Monthly shortfalls ($49,155 total by yr 30) investedThe money you'd have put into the building while it lost money	$279,862
What you'd walk away with	$1,076,485
Building minus stocks	$188,362

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$336,010 of profit by year 30, before investment growth	$619,860
What you'd walk away with	$1,680,816
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($5,171 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,919
What you'd walk away with	$1,026,034
Building minus stocks	$654,782

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$174,581 of profit by year 30, before investment growth	$272,154
What you'd walk away with	$1,333,111
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($35,729 total by yr 30) investedThe money you'd have put into the building while it lost money	$210,304
What you'd walk away with	$1,201,419
Building minus stocks	$131,692

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$351,985 of profit by year 30, before investment growth	$663,342
What you'd walk away with	$1,701,482
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($3,183 total by yr 30) investedThe money you'd have put into the building while it lost money	$21,840
What you'd walk away with	$991,642
Building minus stocks	$709,840

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,404
Minus 6% selling cost	−$66,264
Minus loan still owedTenants' rent paid down all $341,250 of principal by year 30	$0
Plus rental profits, invested at 7%$186,624 of profit by year 30, before investment growth	$296,962
What you'd walk away with	$1,335,102
If you put the same money in stocks
Cash to close ($127,400) invested at 7%	$969,801
Monthly shortfalls ($29,809 total by yr 30) investedThe money you'd have put into the building while it lost money	$178,551
What you'd walk away with	$1,148,352
Building minus stocks	$186,750

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 $1.56M, stocks $906K. 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 $1,325/mo · range $1,300–$1,725 · 12 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
650 4th St, Newport	$1,295	2 / 1	800	1.3 mi	2026-07-29	Apartment
6043 Candace Ave, Inver Grove Heights	$1,625	2 / 1	1,050	1.7 mi	2025-05-15	Apartment
233 Buron Ln, South Saint Paul	$1,150	2 / 1	575	2.0 mi	2025-01-03	Apartment
8201 College Trl, Inver Grove Heights	$1,420	2 / 1.5	1,020	2.0 mi	2025-01-03	Apartment
5480 Blackberry Trl, Inver Grove Heights	$1,860	2 / 2	1,235	2.2 mi	2025-03-15	Apartment
1650 10th Ave Unit 2B, Newport	$1,299	2 / 1	750	2.3 mi	—	Apartment
1650 10th Ave, Newport	$1,299	2 / 1	750	2.3 mi	2025-01-03	Apartment
1660 10th Ave Apt 7, Newport	$1,299	2 / 1	750	2.3 mi	—	Apartment
1028 8th Ave S, South Saint Paul	$1,175	2 / 1	785	2.4 mi	2026-01-16	Apartment
614 1st Ave S Unit 1, South Saint Paul	$1,335	2 / 1	1,000	2.7 mi	—	Apartment

1 bed estimate $1,325/mo · range $1,000–$1,600 · 7 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8201 College Trl, Inver Grove Heights	$1,349	1 / 1	835	2.0 mi	2025-01-03	Apartment
5480 Blackberry Trl, Inver Grove Heights	$1,525	1 / 1	802	2.2 mi	2025-03-15	Apartment
239 Park St W, South Saint Paul	$999	1 / 1	700	2.4 mi	2025-12-17	Apartment
553 1st Ave S, South Saint Paul	$900	1 / 1	650	2.7 mi	2026-09-22	Apartment
2300 Hastings Ave, Newport	$1,195	1 / 1	535	2.7 mi	2025-01-03	Apartment
7689 Hardwood Ave S, Cottage Grove	$1,612	1 / 1	741	2.8 mi	2025-06-03	Apartment
1462 80th St E, Inver Grove Heights	$1,649	1 / 1	810	3.0 mi	2024-09-28	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 4376 UPPER 71ST ST E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 91 days on market

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.	$3,806
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,674
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1915: +1 pt capital reserve	8% / 9%

Status history

2026-07-06New at $465,000

From the listing Listing

Listed as	triplex
Property tax, 2026	$3,806
County	Dakota
Parcel number	200110029134

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 Inver Grove Heights on rental licensing before you buy.