706 N 8th St

Far off

29 photos

Photos courtesy of CENTURY 21 Atwood, via Realtor.com.

Asking price: $334,900
Monthly cash flow: −$904
Estimated rent: $2,200/mo
Break-even price: $164,994

Adjust the numbers See the full breakdown

From the listing

Triplex near North Elementary. Two upper units each have 2 bedrooms, 1 bath, hardwood floors, central air, private unfinished basement for storage / laundry with washer and dryer in both, 2 entrances and shared deck. Lower level has 1 bedroom, 1 bath and wall a/c unit, long-term tenant. New roof and gutters installed in 2026, both central air units (2022 and 2024), windows (2021). Equipped with 3 water heaters, 3 furnaces, and separate gas and electric meters (upgraded to circuit breakers 2020). Recent updates and leases in place make this a turnkey investment with upside income potential.

Listing courtesy of CENTURY 21 Atwood (Ellen M Gruhot). Description from Realtor.com, MLS #267041394. 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: $334,900
Cash to close: $77,027
Price per unit: $167,450
GRM: 12.7

Each month

Cash flow: −$904/mo
Cash-on-cash: −14.1%
Cap rate: 3.1%
DSCR: 0.49×

Break-even

Price that breaks even: $164,994
Rent that breaks even: $3,359/mo

Long run

Year 30: property vs stocks: $764K vs $1.32M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,200
Vacancy (6%)	−$132
Collected	$2,068
Property tax Listing	−$412
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$176
Capital reserve (8% of rent)	−$176
Net operating income	$878
Mortgage (principal + interest)	−$1,782
Cash flow	−$904
Principal paid down (equity, not cash)	$227

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	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $301,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,117
If you put the same money in stocks
Cash to close ($43,537) invested at 7%	$331,415
Monthly shortfalls ($270,288 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,042,510
What you'd walk away with	$1,373,924
Building minus stocks	−$609,807

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $301,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,117
If you put the same money in stocks
Cash to close ($43,537) invested at 7%	$331,415
Monthly shortfalls ($376,544 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,332,019
What you'd walk away with	$1,663,434
Building minus stocks	−$899,317

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $292,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$741,301
If you put the same money in stocks
Cash to close ($42,237) invested at 7%	$321,519
Monthly shortfalls ($248,462 total by yr 30) investedThe money you'd have put into the building while it lost money	$972,897
What you'd walk away with	$1,294,415
Building minus stocks	−$553,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $292,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$741,301
If you put the same money in stocks
Cash to close ($42,237) invested at 7%	$321,519
Monthly shortfalls ($354,719 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,262,406
What you'd walk away with	$1,583,925
Building minus stocks	−$842,624

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $267,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,117
If you put the same money in stocks
Cash to close ($77,027) invested at 7%	$586,349
Monthly shortfalls ($181,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$731,661
What you'd walk away with	$1,318,010
Building minus stocks	−$553,893

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $267,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,117
If you put the same money in stocks
Cash to close ($77,027) invested at 7%	$586,349
Monthly shortfalls ($287,291 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,021,170
What you'd walk away with	$1,607,519
Building minus stocks	−$843,402

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $259,920 of principal by year 30	$0
Plus rental profits, invested at 7%$529 of profit by year 30, before investment growth	$530
What you'd walk away with	$741,831
If you put the same money in stocks
Cash to close ($74,727) invested at 7%	$568,841
Monthly shortfalls ($162,402 total by yr 30) investedThe money you'd have put into the building while it lost money	$671,860
What you'd walk away with	$1,240,701
Building minus stocks	−$498,870

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $259,920 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$741,301
If you put the same money in stocks
Cash to close ($74,727) invested at 7%	$568,841
Monthly shortfalls ($268,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$960,839
What you'd walk away with	$1,529,680
Building minus stocks	−$788,379

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $251,175 of principal by year 30	$0
Plus rental profits, invested at 7%$2,161 of profit by year 30, before investment growth	$2,245
What you'd walk away with	$766,362
If you put the same money in stocks
Cash to close ($93,772) invested at 7%	$713,816
Monthly shortfalls ($143,089 total by yr 30) investedThe money you'd have put into the building while it lost money	$607,625
What you'd walk away with	$1,321,441
Building minus stocks	−$555,079

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$812,890
Minus 6% selling cost	−$48,773
Minus loan still owedTenants' rent paid down all $251,175 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,117
If you put the same money in stocks
Cash to close ($93,772) invested at 7%	$713,816
Monthly shortfalls ($247,185 total by yr 30) investedThe money you'd have put into the building while it lost money	$894,889
What you'd walk away with	$1,608,706
Building minus stocks	−$844,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $243,675 of principal by year 30	$0
Plus rental profits, invested at 7%$4,320 of profit by year 30, before investment growth	$4,614
What you'd walk away with	$745,915
If you put the same money in stocks
Cash to close ($90,972) invested at 7%	$692,502
Monthly shortfalls ($127,285 total by yr 30) investedThe money you'd have put into the building while it lost money	$553,434
What you'd walk away with	$1,245,936
Building minus stocks	−$500,021

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $243,675 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$741,301
If you put the same money in stocks
Cash to close ($90,972) invested at 7%	$692,502
Monthly shortfalls ($229,222 total by yr 30) investedThe money you'd have put into the building while it lost money	$838,329
What you'd walk away with	$1,530,831
Building minus stocks	−$789,530

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 $764K, stocks $1.32M. Stocks win.

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 $1,300/mo · range $1,175–$1,375 · 6 rentals within 9.25 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
301 S Washington Ave, Saint Peter	$1,260	2 / 1	1,157	0.6 mi	2026-01-14	Apartment
314 S 3rd St Unit 3C, Saint Peter	$1,350	2 / 1	1,160	0.7 mi	2026-10-01	Apartment
219 Park Row Unit B, Saint Peter	$1,200	2 / 1	—	0.7 mi	2023-01-06	Apartment
208-212 S Minnesota Ave, Saint Peter	$1,100	2 / 1	950	0.8 mi	2024-05-22	Apartment
1573 Aspen Dr, Saint Peter	$1,355	2 / 1	816	1.5 mi	2025-04-12	Apartment
101 Main St S, Le Sueur	$1,400	2 / 1	1,050	9.0 mi	2026-08-01	Apartment

1 bed estimate $900/mo · range $850–$1,200 · 6 rentals within 9.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1573 Aspen Dr, Saint Peter	$1,255	1 / 1	704	1.5 mi	2025-04-12	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	9.0 mi	2026-08-01	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	9.1 mi	2026-09-28	Apartment
221 Bridge St, Le Sueur	$900	1 / 1	1,020	9.1 mi	2025-07-16	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	9.4 mi	2025-01-03	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	9.6 mi	2025-10-04	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 706 8TH ST N
mediumAsking is $169,906 above the price where cash flow breaks even ($164,994) at the default scenario. Based on: Derived: price $334,900 vs. break-even $164,994

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.	$4,938
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,356
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
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

2026-09-04New at $334,900

From the listing Listing

Listed as	multi-family
Property tax, 2026	$4,938
County	Nicollet County
Parcel number	19.791.1120

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 Saint Peter on rental licensing before you buy.