502 Vine Ave W

Montgomery, MN · View the listing ↗

Cash flows

45 photos

Photos, via Realtor.com.

Asking price: $379,900
Monthly cash flow: $162
Estimated rent: $4,400/mo
Break-even price: $410,355

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: $379,900
Cash to close: $87,377
Price per unit: $94,975
GRM: 7.2

Each month

Cash flow: $162/mo
Cash-on-cash: 2.2%
Cap rate: 6.9%
DSCR: 1.08×

Break-even

Price that breaks even: $410,355
Rent that breaks even: $4,192/mo

Long run

Year 30: property vs stocks: $1.86M vs $665K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,400
Vacancy (6%)	−$264
Collected	$4,136
Property tax Listing	−$477
Insurance Estimate	−$371
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$352
Capital reserve (8% of rent)	−$352
Net operating income	$2,184
Mortgage (principal + interest)	−$2,022
Cash flow	$162
Principal paid down (equity, not cash)	$257

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	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $341,910 of principal by year 30	$0
Plus rental profits, invested at 7%$367,399 of profit by year 30, before investment growth	$705,576
What you'd walk away with	$1,572,366
If you put the same money in stocks
Cash to close ($49,387) invested at 7%	$375,946
Monthly shortfalls ($10,265 total by yr 30) investedThe money you'd have put into the building while it lost money	$67,758
What you'd walk away with	$443,705
Building minus stocks	$1,128,661

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $341,910 of principal by year 30	$0
Plus rental profits, invested at 7%$182,804 of profit by year 30, before investment growth	$292,812
What you'd walk away with	$1,159,602
If you put the same money in stocks
Cash to close ($49,387) invested at 7%	$375,946
Monthly shortfalls ($38,184 total by yr 30) investedThe money you'd have put into the building while it lost money	$234,012
What you'd walk away with	$609,959
Building minus stocks	$549,643

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $332,910 of principal by year 30	$0
Plus rental profits, invested at 7%$386,081 of profit by year 30, before investment growth	$754,922
What you'd walk away with	$1,598,896
If you put the same money in stocks
Cash to close ($48,087) invested at 7%	$366,051
Monthly shortfalls ($7,121 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,491
What you'd walk away with	$413,541
Building minus stocks	$1,185,355

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $332,910 of principal by year 30	$0
Plus rental profits, invested at 7%$198,108 of profit by year 30, before investment growth	$325,937
What you'd walk away with	$1,169,911
If you put the same money in stocks
Cash to close ($48,087) invested at 7%	$366,051
Monthly shortfalls ($31,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$197,525
What you'd walk away with	$563,575
Building minus stocks	$606,336

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $303,920 of principal by year 30	$0
Plus rental profits, invested at 7%$458,381 of profit by year 30, before investment growth	$990,435
What you'd walk away with	$1,857,225
If you put the same money in stocks
Cash to close ($87,377) invested at 7%	$665,136
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	$665,136
Building minus stocks	$1,192,089

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $303,920 of principal by year 30	$0
Plus rental profits, invested at 7%$252,553 of profit by year 30, before investment growth	$455,680
What you'd walk away with	$1,322,470
If you put the same money in stocks
Cash to close ($87,377) invested at 7%	$665,136
Monthly shortfalls ($6,686 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,263
What you'd walk away with	$709,399
Building minus stocks	$613,071

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $295,920 of principal by year 30	$0
Plus rental profits, invested at 7%$477,542 of profit by year 30, before investment growth	$1,050,766
What you'd walk away with	$1,894,740
If you put the same money in stocks
Cash to close ($85,077) invested at 7%	$647,628
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	$647,628
Building minus stocks	$1,247,112

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $295,920 of principal by year 30	$0
Plus rental profits, invested at 7%$269,037 of profit by year 30, before investment growth	$498,877
What you'd walk away with	$1,342,851
If you put the same money in stocks
Cash to close ($85,077) invested at 7%	$647,628
Monthly shortfalls ($4,009 total by yr 30) investedThe money you'd have put into the building while it lost money	$27,129
What you'd walk away with	$674,757
Building minus stocks	$668,094

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $284,925 of principal by year 30	$0
Plus rental profits, invested at 7%$503,876 of profit by year 30, before investment growth	$1,133,684
What you'd walk away with	$2,000,474
If you put the same money in stocks
Cash to close ($106,372) invested at 7%	$809,731
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	$809,731
Building minus stocks	$1,190,743

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $284,925 of principal by year 30	$0
Plus rental profits, invested at 7%$292,795 of profit by year 30, before investment growth	$564,662
What you'd walk away with	$1,431,452
If you put the same money in stocks
Cash to close ($106,372) invested at 7%	$809,731
Monthly shortfalls ($1,433 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,996
What you'd walk away with	$819,727
Building minus stocks	$611,725

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $277,425 of principal by year 30	$0
Plus rental profits, invested at 7%$521,839 of profit by year 30, before investment growth	$1,190,245
What you'd walk away with	$2,034,218
If you put the same money in stocks
Cash to close ($103,572) invested at 7%	$788,416
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	$788,416
Building minus stocks	$1,245,802

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $277,425 of principal by year 30	$0
Plus rental profits, invested at 7%$309,732 of profit by year 30, before investment growth	$614,118
What you'd walk away with	$1,458,092
If you put the same money in stocks
Cash to close ($103,572) invested at 7%	$788,416
Monthly shortfalls ($406 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,892
What you'd walk away with	$791,308
Building minus stocks	$666,784

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 $1.86M, stocks $665K. 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 $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
400 N Welco Dr Apt M2, Montgomery	$1,050	2 / 1	880	0.5 mi	—	Apartment
103 1/2 3rd St S, Waterville	$1,200	2 / 1	800	15.2 mi	2026-05-27	Apartment
101 Main St S, Le Sueur	$1,400	2 / 1	1,050	16.3 mi	2026-08-01	Apartment
2310 Park Ave NW Apt 501, Faribault	$1,250	2 / 1	900	16.8 mi	—	Apartment
203 1st St N Apt 3, Elysian	$950	2 / 1	—	17.0 mi	2024-04-16	Apartment
1723 2nd St SW, Faribault	$1,250	2 / 1	—	17.8 mi	2026-05-05	Apartment
1711 SW 2nd St Apt 4, Faribault	$1,250	2 / 1	725	17.9 mi	—	Apartment
415 9th St NW Apt 3, Faribault	$1,275	2 / 1	1,092	18.1 mi	—	Apartment
104 8th St NW, Faribault	$1,050	2 / 1	—	18.4 mi	2026-07-16	Apartment
219 Park Row Unit B, Saint Peter	$1,200	2 / 1	—	19.9 mi	2023-01-06	Apartment

1 bed estimate $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
102 Chalupsky Ave SE, New Prague	$1,775	1 / 1	869	7.3 mi	2025-07-25	Apartment
321 1st Ave SE Apt 13, Lonsdale	$975	1 / 1	—	8.3 mi	—	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	15.8 mi	2025-10-04	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	16.0 mi	2025-01-03	Apartment
221 Bridge St, Le Sueur	$900	1 / 1	1,020	16.1 mi	2025-07-16	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	16.2 mi	2026-09-28	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	16.3 mi	2026-08-01	Apartment
2610 Cardinal Ave Apt 304, Faribault	$1,100	1 / 1	700	16.7 mi	—	Apartment
2310 Park Ave NW Apt 203, Faribault	$1,175	1 / 1	700	16.8 mi	—	Apartment
327 8th St NW # B U, Faribault	$1,000	1 / 1	750	18.2 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 502 VINE AVE W

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.	$5,722
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,453
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

2026-09-09Price cut at $379,900 (was $399,900) · from listing history
2026-09-09New at $379,900

From the listing Listing

Listed as	four plex
Property tax, 2026	$5,722
County	Le Sueur
Parcel number	220094300

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 Montgomery on rental licensing before you buy.