620 5th Ave

International Falls, MN · View the listing ↗

Cash flows

23 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $100,000
Monthly cash flow: $1,513
Estimated rent: $3,475/mo
Break-even price: $384,333

Adjust the numbers See the full breakdown

From the listing

Excellent investment opportunity in International Falls! This well-positioned triplex offers strong income potential with all three units currently rented, making it a turnkey addition to any portfolio. The main level unit features a spacious 2 bedroom, 1 bath layout complete with in-unit washer and dryer-highly desirable for long-term tenants. The two upper units each offer comfortable 1 bedroom layouts with 3/4 baths, providing efficient and low-maintenance living spaces. The property includes an unfinished basement housing utilities, with excellent potential to finish and add an additional unit or expand income possibilities. Off-street parking adds convenience for tenants, increasing overall rental appeal. Whether you're looking to expand your portfolio or step into multi-family investing, this property delivers consistent cash flow and future upside. Great location close to everything. Owner is a licensed real estate agent in the state of Minnesota.

Listing courtesy of Exp Realty - Broker (Jennifer Giovinazzo). Description from Realtor.com, MLS #7133051. 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: $100,000
Cash to close: $23,000
Price per unit: $33,333
GRM: 2.4

Each month

Cash flow: $1,513/mo
Cash-on-cash: 79.0%
Cap rate: 24.5%
DSCR: 3.84×

Break-even

Price that breaks even: $384,333
Rent that breaks even: $1,535/mo

Long run

Year 30: property vs stocks: $2.75M vs $175K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,475
Vacancy (6%)	−$208
Collected	$3,266
Property tax Listing	−$87
Insurance Estimate	−$263
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$278
Capital reserve (8% of rent)	−$278
Net operating income	$2,046
Mortgage (principal + interest)	−$532
Cash flow	$1,513
Principal paid down (equity, not cash)	$68

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	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $90,000 of principal by year 30	$0
Plus rental profits, invested at 7%$917,283 of profit by year 30, before investment growth	$2,424,538
What you'd walk away with	$2,652,701
If you put the same money in stocks
Cash to close ($13,000) invested at 7%	$98,959
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	$98,959
Building minus stocks	$2,553,742

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $90,000 of principal by year 30	$0
Plus rental profits, invested at 7%$749,445 of profit by year 30, before investment growth	$1,967,245
What you'd walk away with	$2,195,408
If you put the same money in stocks
Cash to close ($13,000) invested at 7%	$98,959
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	$98,959
Building minus stocks	$2,096,449

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $81,000 of principal by year 30	$0
Plus rental profits, invested at 7%$939,108 of profit by year 30, before investment growth	$2,494,151
What you'd walk away with	$2,699,498
If you put the same money in stocks
Cash to close ($11,700) invested at 7%	$89,063
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	$89,063
Building minus stocks	$2,610,435

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $81,000 of principal by year 30	$0
Plus rental profits, invested at 7%$771,271 of profit by year 30, before investment growth	$2,036,858
What you'd walk away with	$2,242,205
If you put the same money in stocks
Cash to close ($11,700) invested at 7%	$89,063
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	$89,063
Building minus stocks	$2,153,142

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $80,000 of principal by year 30	$0
Plus rental profits, invested at 7%$943,934 of profit by year 30, before investment growth	$2,517,357
What you'd walk away with	$2,745,520
If you put the same money in stocks
Cash to close ($23,000) invested at 7%	$175,082
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	$175,082
Building minus stocks	$2,570,438

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $80,000 of principal by year 30	$0
Plus rental profits, invested at 7%$776,096 of profit by year 30, before investment growth	$2,060,064
What you'd walk away with	$2,288,227
If you put the same money in stocks
Cash to close ($23,000) invested at 7%	$175,082
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	$175,082
Building minus stocks	$2,113,145

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $72,000 of principal by year 30	$0
Plus rental profits, invested at 7%$963,094 of profit by year 30, before investment growth	$2,577,688
What you'd walk away with	$2,783,034
If you put the same money in stocks
Cash to close ($20,700) invested at 7%	$157,574
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	$157,574
Building minus stocks	$2,625,460

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $72,000 of principal by year 30	$0
Plus rental profits, invested at 7%$795,257 of profit by year 30, before investment growth	$2,120,395
What you'd walk away with	$2,325,741
If you put the same money in stocks
Cash to close ($20,700) invested at 7%	$157,574
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	$157,574
Building minus stocks	$2,168,167

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $75,000 of principal by year 30	$0
Plus rental profits, invested at 7%$955,909 of profit by year 30, before investment growth	$2,555,064
What you'd walk away with	$2,783,227
If you put the same money in stocks
Cash to close ($28,000) invested at 7%	$213,143
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	$213,143
Building minus stocks	$2,570,084

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,726
Minus 6% selling cost	−$14,564
Minus loan still owedTenants' rent paid down all $75,000 of principal by year 30	$0
Plus rental profits, invested at 7%$788,071 of profit by year 30, before investment growth	$2,097,771
What you'd walk away with	$2,325,934
If you put the same money in stocks
Cash to close ($28,000) invested at 7%	$213,143
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	$213,143
Building minus stocks	$2,112,791

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $67,500 of principal by year 30	$0
Plus rental profits, invested at 7%$973,872 of profit by year 30, before investment growth	$2,611,624
What you'd walk away with	$2,816,971
If you put the same money in stocks
Cash to close ($25,200) invested at 7%	$191,829
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	$191,829
Building minus stocks	$2,625,142

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$218,454
Minus 6% selling cost	−$13,107
Minus loan still owedTenants' rent paid down all $67,500 of principal by year 30	$0
Plus rental profits, invested at 7%$806,035 of profit by year 30, before investment growth	$2,154,331
What you'd walk away with	$2,359,678
If you put the same money in stocks
Cash to close ($25,200) invested at 7%	$191,829
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	$191,829
Building minus stocks	$2,167,849

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 $2.75M, stocks $175K. 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 $1,225/mo · range $1,000–$1,425 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
325 Summit Ave W Apt 202, Blackduck	$1,000	2 / 1	—	80.1 mi	2026-09-28	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	83.7 mi	—	Apartment
100 Southview Dr, Hibbing	$990	2 / 1	792	83.8 mi	—	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	84.4 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	84.6 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	84.8 mi	2026-04-08	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	84.9 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	85.5 mi	2025-04-16	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	86.8 mi	—	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	87.8 mi	2025-01-03	Apartment

1 bed estimate $1,025/mo · range $875–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
324 Front St, Littlefork	$663	1 / 1	676	15.6 mi	2024-10-26	Apartment
12244 2nd St, Northome	$663	1 / 1	676	64.3 mi	2024-10-26	Apartment
201 N 5th Ave, Virginia	$882	1 / 1	—	84.4 mi	2026-02-01	Apartment
406 S 4th Ave W Apt 204, Virginia	$940	1 / 1	368	84.7 mi	2026-09-17	Apartment
606 7th St S Unit 2, Virginia	$880	1 / 1	—	84.8 mi	—	Apartment
604 7th St S Unit 2, Virginia	$850	1 / 1	—	84.8 mi	—	Apartment
600 E 40th St, Hibbing	$995	1 / 1	599	85.5 mi	2025-04-16	Apartment
1022 Comstock Dr, Deer River	$624	1 / 1	550	88.5 mi	2024-11-12	Apartment
100 N Van Buren Ave, Eveleth	$1,050	1 / 1	675	88.5 mi	—	Apartment
109 3rd Ave, Bovey	$624	1 / 1	550	90.0 mi	2024-11-12	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 620 5TH AVE

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.	$1,039
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,160
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

2026-09-03New at $100,000

From the listing Listing

Listed as	triplex
Property tax, 2025	$1,039
County	Koochiching
Parcel number	9200759131

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 International Falls on rental licensing before you buy.