520 W State St

Cash flows

38 photos

Photos, via Realtor.com.

Asking price: $429,900
Monthly cash flow: $451
Estimated rent: $5,025/mo
Break-even price: $514,616

Adjust the numbers See the full breakdown

From the listing

Excellent investment opportunity in the heart of Belle Plaine! This well-designed triplex offers three separate rental units, making it a great addition to an investment portfolio or a potential owner-occupied property with income from the additional units. The upper-level unit features four bedrooms, two bathrooms, a kitchen, spacious living room, and its own laundry room. Two private decks provide additional outdoor living space and plenty of room to relax or entertain. The two lower-level units each offer one bedroom, a full kitchen, bathroom, living room, and in-unit laundry. Both units also include a private backyard patio, giving each tenant a dedicated outdoor space to enjoy. Conveniently located near downtown Belle Plaine, schools, parks, shopping, dining, and other community amenities. With three functional units, private laundry and outdoor space for each, an established rental history, this property offers immediate income potential and long-term versatility. Don't miss this opportunity to own a unique multi-unit property in a growing community!

Description from Realtor.com, MLS #7135782. 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: $429,900
Cash to close: $98,877
Price per unit: $143,300
GRM: 7.1

Each month

Cash flow: $451/mo
Cash-on-cash: 5.5%
Cap rate: 7.6%
DSCR: 1.20×

Break-even

Price that breaks even: $514,616
Rent that breaks even: $4,447/mo

Long run

Year 30: property vs stocks: $2.54M vs $753K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$5,025
Vacancy (6%)	−$302
Collected	$4,724
Property tax Listing	−$566
Insurance Estimate	−$300
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$402
Capital reserve (8% of rent)	−$402
Net operating income	$2,739
Mortgage (principal + interest)	−$2,288
Cash flow	$451
Principal paid down (equity, not cash)	$291

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	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 of principal by year 30	$0
Plus rental profits, invested at 7%$569,015 of profit by year 30, before investment growth	$1,165,755
What you'd walk away with	$2,146,626
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($931 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,622
What you'd walk away with	$432,048
Building minus stocks	$1,714,578

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $386,910 of principal by year 30	$0
Plus rental profits, invested at 7%$344,827 of profit by year 30, before investment growth	$624,906
What you'd walk away with	$1,605,778
If you put the same money in stocks
Cash to close ($55,887) invested at 7%	$425,426
Monthly shortfalls ($19,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$127,039
What you'd walk away with	$552,465
Building minus stocks	$1,053,313

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 of principal by year 30	$0
Plus rental profits, invested at 7%$590,047 of profit by year 30, before investment growth	$1,229,722
What you'd walk away with	$2,187,777
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($137 total by yr 30) investedThe money you'd have put into the building while it lost money	$977
What you'd walk away with	$416,507
Building minus stocks	$1,771,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 of principal by year 30	$0
Plus rental profits, invested at 7%$363,509 of profit by year 30, before investment growth	$674,252
What you'd walk away with	$1,632,307
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($16,299 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,772
What you'd walk away with	$522,302
Building minus stocks	$1,110,005

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$682,656 of profit by year 30, before investment growth	$1,558,159
What you'd walk away with	$2,539,031
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
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	$752,677
Building minus stocks	$1,786,354

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $343,920 of principal by year 30	$0
Plus rental profits, invested at 7%$439,956 of profit by year 30, before investment growth	$896,894
What you'd walk away with	$1,877,765
If you put the same money in stocks
Cash to close ($98,877) invested at 7%	$752,677
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	$752,677
Building minus stocks	$1,125,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 of principal by year 30	$0
Plus rental profits, invested at 7%$701,817 of profit by year 30, before investment growth	$1,618,490
What you'd walk away with	$2,576,545
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
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	$735,169
Building minus stocks	$1,841,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 of principal by year 30	$0
Plus rental profits, invested at 7%$459,117 of profit by year 30, before investment growth	$957,225
What you'd walk away with	$1,915,280
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
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	$735,169
Building minus stocks	$1,180,111

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$734,139 of profit by year 30, before investment growth	$1,720,262
What you'd walk away with	$2,701,133
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
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	$916,302
Building minus stocks	$1,784,831

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,480
Minus 6% selling cost	−$62,609
Minus loan still owedTenants' rent paid down all $322,425 of principal by year 30	$0
Plus rental profits, invested at 7%$491,438 of profit by year 30, before investment growth	$1,058,996
What you'd walk away with	$2,039,867
If you put the same money in stocks
Cash to close ($120,372) invested at 7%	$916,302
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	$916,302
Building minus stocks	$1,123,565

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 of principal by year 30	$0
Plus rental profits, invested at 7%$752,102 of profit by year 30, before investment growth	$1,776,822
What you'd walk away with	$2,734,877
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
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	$894,988
Building minus stocks	$1,839,889

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 of principal by year 30	$0
Plus rental profits, invested at 7%$509,402 of profit by year 30, before investment growth	$1,115,557
What you'd walk away with	$2,073,612
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
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	$894,988
Building minus stocks	$1,178,624

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 $2.54M, stocks $753K. 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 $1,675/mo · range $1,525–$1,975 · 30 rentals in Scott County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1011 W Main St Unit 1, Belle Plaine	$1,650	2 / 1	1,000	0.4 mi	2026-06-23	Apartment
201 Eldorado Dr, Jordan	$1,890	2 / 2	1,031	7.3 mi	2025-06-17	Apartment
507 Unit Northview, New Prague	$1,100	2 / 1	800	11.3 mi	2024-03-08	Apartment
1200 4th St NE, New Prague	$1,495	2 / 1.5	960	11.9 mi	2025-01-03	Apartment
1655 Willow Cir, Shakopee	$1,400	2 / 1	881	15.3 mi	2026-07-21	Apartment
1620 Lusitano St, Shakopee	$2,173	2 / 2	1,113	15.3 mi	2024-05-18	Apartment
1600 Windermere Way, Shakopee	$2,100	2 / 2	1,010	15.4 mi	2024-05-30	Apartment
4396 220th St E Unit House, Prior Lake	$1,800	2 / 1	1,010	16.9 mi	2026-07-20	Apartment
125 Scott St N, Shakopee	$1,995	2 / 2	1,082	17.0 mi	2026-09-01	Apartment
1595 Sarazin St, Shakopee	$1,409	2 / 2	957	17.2 mi	2026-02-19	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 520 STATE ST 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.	$6,786
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,600
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. base rate	8% / 8%

Status history

2026-08-29New at $429,900

From the listing Listing

Listed as	triplex
Property tax, 2026	$6,786
County	Scott
Parcel number	200011480

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 Belle Plaine on rental licensing before you buy.