543 River St

Taylors Falls, MN · View the listing ↗

Overpriced

75 photos

Photos, via Realtor.com.

Asking price: $439,000
Monthly cash flow: −$713
Estimated rent: $3,325/mo
Break-even price: $305,097

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: $439,000
Cash to close: $100,970
Price per unit: $146,333
GRM: 11.0

Each month

Cash flow: −$713/mo
Cash-on-cash: −8.5%
Cap rate: 4.4%
DSCR: 0.69×

Break-even

Price that breaks even: $305,097
Rent that breaks even: $4,239/mo

Long run

Year 30: property vs stocks: $1.15M vs $1.13M
Cash flow turns positive: year 15

Monthly

Monthly breakdown

Rent	$3,325
Vacancy (6%)	−$200
Collected	$3,126
Property tax Listing	−$340
Insurance Estimate	−$314
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$266
Capital reserve (8% of rent)	−$266
Net operating income	$1,624
Mortgage (principal + interest)	−$2,337
Cash flow	−$713
Principal paid down (equity, not cash)	$297

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	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $395,100 of principal by year 30	$0
Plus rental profits, invested at 7%$57,995 of profit by year 30, before investment growth	$73,116
What you'd walk away with	$1,074,750
If you put the same money in stocks
Cash to close ($57,070) invested at 7%	$434,431
Monthly shortfalls ($136,174 total by yr 30) investedThe money you'd have put into the building while it lost money	$692,521
What you'd walk away with	$1,126,952
Building minus stocks	−$52,202

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $395,100 of principal by year 30	$0
Plus rental profits, invested at 7%$4,372 of profit by year 30, before investment growth	$4,565
What you'd walk away with	$1,006,200
If you put the same money in stocks
Cash to close ($57,070) invested at 7%	$434,431
Monthly shortfalls ($243,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,061,524
What you'd walk away with	$1,495,955
Building minus stocks	−$489,755

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $386,100 of principal by year 30	$0
Plus rental profits, invested at 7%$66,444 of profit by year 30, before investment growth	$85,604
What you'd walk away with	$1,064,422
If you put the same money in stocks
Cash to close ($55,770) invested at 7%	$424,535
Monthly shortfalls ($122,798 total by yr 30) investedThe money you'd have put into the building while it lost money	$635,396
What you'd walk away with	$1,059,931
Building minus stocks	$4,491

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $386,100 of principal by year 30	$0
Plus rental profits, invested at 7%$7,080 of profit by year 30, before investment growth	$7,552
What you'd walk away with	$986,370
If you put the same money in stocks
Cash to close ($55,770) invested at 7%	$424,535
Monthly shortfalls ($224,026 total by yr 30) investedThe money you'd have put into the building while it lost money	$994,897
What you'd walk away with	$1,419,433
Building minus stocks	−$433,063

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $351,200 of principal by year 30	$0
Plus rental profits, invested at 7%$105,282 of profit by year 30, before investment growth	$148,299
What you'd walk away with	$1,149,933
If you put the same money in stocks
Cash to close ($100,970) invested at 7%	$768,609
Monthly shortfalls ($66,464 total by yr 30) investedThe money you'd have put into the building while it lost money	$360,231
What you'd walk away with	$1,128,840
Building minus stocks	$21,093

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $351,200 of principal by year 30	$0
Plus rental profits, invested at 7%$23,956 of profit by year 30, before investment growth	$27,896
What you'd walk away with	$1,029,530
If you put the same money in stocks
Cash to close ($100,970) invested at 7%	$768,609
Monthly shortfalls ($145,731 total by yr 30) investedThe money you'd have put into the building while it lost money	$677,381
What you'd walk away with	$1,445,990
Building minus stocks	−$416,460

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $343,200 of principal by year 30	$0
Plus rental profits, invested at 7%$115,607 of profit by year 30, before investment growth	$166,424
What you'd walk away with	$1,145,242
If you put the same money in stocks
Cash to close ($98,670) invested at 7%	$751,101
Monthly shortfalls ($57,628 total by yr 30) investedThe money you'd have put into the building while it lost money	$318,025
What you'd walk away with	$1,069,126
Building minus stocks	$76,116

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $343,200 of principal by year 30	$0
Plus rental profits, invested at 7%$29,319 of profit by year 30, before investment growth	$34,884
What you'd walk away with	$1,013,702
If you put the same money in stocks
Cash to close ($98,670) invested at 7%	$751,101
Monthly shortfalls ($131,933 total by yr 30) investedThe money you'd have put into the building while it lost money	$624,039
What you'd walk away with	$1,375,140
Building minus stocks	−$361,438

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $329,250 of principal by year 30	$0
Plus rental profits, invested at 7%$135,044 of profit by year 30, before investment growth	$202,364
What you'd walk away with	$1,203,998
If you put the same money in stocks
Cash to close ($122,920) invested at 7%	$935,698
Monthly shortfalls ($43,654 total by yr 30) investedThe money you'd have put into the building while it lost money	$248,762
What you'd walk away with	$1,184,460
Building minus stocks	$19,538

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,065,568
Minus 6% selling cost	−$63,934
Minus loan still owedTenants' rent paid down all $329,250 of principal by year 30	$0
Plus rental profits, invested at 7%$40,017 of profit by year 30, before investment growth	$49,464
What you'd walk away with	$1,051,098
If you put the same money in stocks
Cash to close ($122,920) invested at 7%	$935,698
Monthly shortfalls ($109,220 total by yr 30) investedThe money you'd have put into the building while it lost money	$533,416
What you'd walk away with	$1,469,114
Building minus stocks	−$418,016

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $321,750 of principal by year 30	$0
Plus rental profits, invested at 7%$146,227 of profit by year 30, before investment growth	$224,090
What you'd walk away with	$1,202,908
If you put the same money in stocks
Cash to close ($120,120) invested at 7%	$914,384
Monthly shortfalls ($36,873 total by yr 30) investedThe money you'd have put into the building while it lost money	$213,927
What you'd walk away with	$1,128,311
Building minus stocks	$74,597

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $321,750 of principal by year 30	$0
Plus rental profits, invested at 7%$46,602 of profit by year 30, before investment growth	$58,911
What you'd walk away with	$1,037,729
If you put the same money in stocks
Cash to close ($120,120) invested at 7%	$914,384
Monthly shortfalls ($97,841 total by yr 30) investedThe money you'd have put into the building while it lost money	$486,302
What you'd walk away with	$1,400,686
Building minus stocks	−$362,957

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 $1.15M, stocks $1.13M. 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
6495 Birch St, North Branch	$1,550	2 / 2	1,097	17.6 mi	2025-01-03	Apartment
17250 Twin Lake Rd NW, Elk River	$1,618	2 / 2	1,018	44.0 mi	2025-02-01	Apartment
23 3rd St NW, Elk River	$1,195	2 / 1	850	44.3 mi	2026-06-04	Apartment
365 Baldwin Ave NW Apt 101, Elk River	$1,300	2 / 1	900	44.4 mi	2026-07-07	Apartment
341 Evans Ave NW, Elk River	$1,854	2 / 2	1,064	44.6 mi	2024-04-12	Apartment
19522 Holt St NW, Elk River	$1,450	2 / 1	830	44.6 mi	2026-07-21	Apartment
1227 School St NE, Elk River	$1,475	2 / 1	936	45.5 mi	2026-03-13	Apartment
26125 Main St, Zimmerman	$1,703	2 / 1	998	45.5 mi	2025-08-25	Apartment
107 19th Ave S, Princeton	$1,950	2 / 1.5	1,022	47.4 mi	2025-03-15	Apartment
103 19th Ave N, Princeton	$1,600	2 / 2	1,130	47.4 mi	2025-04-11	Apartment

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

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
6495 Birch St, North Branch	$1,350	1 / 1	580	17.6 mi	2025-01-03	Apartment
5892 Elm St, North Branch	$1,100	1 / 1	500	18.0 mi	2026-08-24	Apartment
6717 Old Sawmill Rd Apt 116, Harris	$1,071	1 / 1	550	20.1 mi	2026-06-16	Apartment
105 N Eliot Ave, Rush City	$1,000	1 / 1	550	24.9 mi	2025-01-03	Apartment
23 3rd St NW, Elk River	$1,095	1 / 1	900	44.3 mi	2026-06-04	Apartment
341 Evans Ave NW, Elk River	$1,785	1 / 1	925	44.6 mi	2024-04-12	Apartment
1105 Lions Park Dr NW, Elk River	$1,378	1 / 1	675	45.3 mi	2025-04-05	Apartment
26125 Main St, Zimmerman	$1,517	1 / 1	762	45.5 mi	2025-08-25	Apartment
106 4th Ave S, Princeton	$825	1 / 1	540	46.3 mi	2025-04-16	Apartment
925 W Branch St, Princeton	$900	1 / 1	—	46.9 mi	2026-06-04	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 543 RIVER ST
mediumAsking is $133,903 above the price where cash flow breaks even ($305,097) at the default scenario. Based on: Derived: price $439,000 vs. break-even $305,097

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 2024. 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.	$4,085
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,771
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

2026-07-20Price increase at $439,000 (was $434,900) · from listing history
2026-07-20New at $439,000

From the listing Listing

Listed as	triplex
Property tax, 2024	$4,085
County	Chisago
Parcel number	200008800

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 Taylors Falls on rental licensing before you buy.