716 8th St S

Far off

15 photos

Photos, via Realtor.com.

Asking price: $259,000
Monthly cash flow: −$567
Estimated rent: $1,900/mo
Break-even price: $152,547

Adjust the numbers See the full breakdown

From the listing

Turnkey duplex situated between Concordia College and MSUM! This well-maintained side-by-side 2-story offers 3 bedrooms and 1 bath per unit, hardwood floors, abundant natural light, spacious living areas with a comfortable, functional layout, free laundry, and off-street parking right behind the house. Recent updates include flooring, fresh paint, appliances, and a completed sewer line replacement, providing peace of mind for the new owner. Heat, snow removal & lawn care are paid by the Owner, while tenants are responsible for the rest, making this a straightforward and attractive rental property. The location is ideal for anyone wanting easy access to Concordia, MSUM and everything Moorhead has to offer, including shopping, dining, parks, entertainment, and convenient transportation. Whether you're looking to add a well-positioned property to your investment portfolio or searching for a duplex with strong tenant demand, 716-718 8th St S is a property worth a closer look!

Description from Realtor.com, MLS #7136751. 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: $259,000
Cash to close: $59,570
Price per unit: $129,500
GRM: 11.4

Each month

Cash flow: −$567/mo
Cash-on-cash: −11.4%
Cap rate: 3.8%
DSCR: 0.59×

Break-even

Price that breaks even: $152,547
Rent that breaks even: $2,626/mo

Long run

Year 30: property vs stocks: $609K vs $833K
Cash flow turns positive: year 23

Monthly

Monthly breakdown

Rent	$1,900
Vacancy (6%)	−$114
Collected	$1,786
Property tax Listing	−$241
Insurance Estimate	−$200
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$152
Capital reserve (8% of rent)	−$152
Net operating income	$812
Mortgage (principal + interest)	−$1,379
Cash flow	−$567
Principal paid down (equity, not cash)	$175

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	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $233,100 of principal by year 30	$0
Plus rental profits, invested at 7%$3,115 of profit by year 30, before investment growth	$3,281
What you'd walk away with	$594,222
If you put the same money in stocks
Cash to close ($33,670) invested at 7%	$256,305
Monthly shortfalls ($137,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$605,031
What you'd walk away with	$861,336
Building minus stocks	−$267,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $233,100 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	$590,941
If you put the same money in stocks
Cash to close ($33,670) invested at 7%	$256,305
Monthly shortfalls ($226,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$851,781
What you'd walk away with	$1,108,086
Building minus stocks	−$517,145

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $224,100 of principal by year 30	$0
Plus rental profits, invested at 7%$6,331 of profit by year 30, before investment growth	$6,919
What you'd walk away with	$575,044
If you put the same money in stocks
Cash to close ($32,370) invested at 7%	$246,409
Monthly shortfalls ($118,810 total by yr 30) investedThe money you'd have put into the building while it lost money	$539,056
What you'd walk away with	$785,465
Building minus stocks	−$210,421

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $224,100 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	$568,125
If you put the same money in stocks
Cash to close ($32,370) invested at 7%	$246,409
Monthly shortfalls ($204,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$782,168
What you'd walk away with	$1,028,577
Building minus stocks	−$460,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $207,200 of principal by year 30	$0
Plus rental profits, invested at 7%$15,537 of profit by year 30, before investment growth	$18,288
What you'd walk away with	$609,230
If you put the same money in stocks
Cash to close ($59,570) invested at 7%	$453,462
Monthly shortfalls ($80,816 total by yr 30) investedThe money you'd have put into the building while it lost money	$379,639
What you'd walk away with	$833,101
Building minus stocks	−$223,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $207,200 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	$590,941
If you put the same money in stocks
Cash to close ($59,570) invested at 7%	$453,462
Monthly shortfalls ($157,046 total by yr 30) investedThe money you'd have put into the building while it lost money	$611,381
What you'd walk away with	$1,064,843
Building minus stocks	−$473,902

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $199,200 of principal by year 30	$0
Plus rental profits, invested at 7%$21,484 of profit by year 30, before investment growth	$26,305
What you'd walk away with	$594,430
If you put the same money in stocks
Cash to close ($57,270) invested at 7%	$435,954
Monthly shortfalls ($67,602 total by yr 30) investedThe money you'd have put into the building while it lost money	$327,325
What you'd walk away with	$763,279
Building minus stocks	−$168,849

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $199,200 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	$568,125
If you put the same money in stocks
Cash to close ($57,270) invested at 7%	$435,954
Monthly shortfalls ($137,886 total by yr 30) investedThe money you'd have put into the building while it lost money	$551,050
What you'd walk away with	$987,004
Building minus stocks	−$418,879

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $194,250 of principal by year 30	$0
Plus rental profits, invested at 7%$25,653 of profit by year 30, before investment growth	$32,193
What you'd walk away with	$623,134
If you put the same money in stocks
Cash to close ($72,520) invested at 7%	$552,041
Monthly shortfalls ($59,916 total by yr 30) investedThe money you'd have put into the building while it lost money	$295,882
What you'd walk away with	$847,923
Building minus stocks	−$224,789

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $194,250 of principal by year 30	$0
Plus rental profits, invested at 7%$49 of profit by year 30, before investment growth	$49
What you'd walk away with	$590,991
If you put the same money in stocks
Cash to close ($72,520) invested at 7%	$552,041
Monthly shortfalls ($126,079 total by yr 30) investedThe money you'd have put into the building while it lost money	$513,770
What you'd walk away with	$1,065,810
Building minus stocks	−$474,819

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $186,750 of principal by year 30	$0
Plus rental profits, invested at 7%$32,724 of profit by year 30, before investment growth	$42,671
What you'd walk away with	$610,796
If you put the same money in stocks
Cash to close ($69,720) invested at 7%	$530,726
Monthly shortfalls ($49,023 total by yr 30) investedThe money you'd have put into the building while it lost money	$249,800
What you'd walk away with	$780,527
Building minus stocks	−$169,731

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $186,750 of principal by year 30	$0
Plus rental profits, invested at 7%$945 of profit by year 30, before investment growth	$966
What you'd walk away with	$569,091
If you put the same money in stocks
Cash to close ($69,720) invested at 7%	$530,726
Monthly shortfalls ($109,012 total by yr 30) investedThe money you'd have put into the building while it lost money	$458,126
What you'd walk away with	$988,852
Building minus stocks	−$419,761

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 $609K, stocks $833K. 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.

3 bed estimate $950/mo · range $925–$1,450 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
915-18 1/2 St S, Moorhead	$945	3 / 2	1,035	0.8 mi	2025-01-03	Apartment
1802 12th Ave S, Moorhead	$925	3 / 1	—	0.8 mi	2025-12-25	Apartment
1011 18 1/2 St S, Moorhead	$925	3 / 1	—	0.8 mi	2025-12-25	Apartment
1810 12th Ave S, Moorhead	$925	3 / 1	—	0.8 mi	2026-06-24	Apartment
921 19th St S Apt 4, Moorhead	$1,000	3 / 1	850	0.8 mi	2026-09-27	Apartment
1521 1st Ave N, Moorhead	$1,440	3 / 2	1,400	0.9 mi	2025-04-29	Apartment
1102 28th Ave S, Moorhead	$1,695	3 / 2	1,617	1.3 mi	2026-08-12	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 716 8TH ST S
mediumAsking is $106,453 above the price where cash flow breaks even ($152,547) at the default scenario. Based on: Derived: price $259,000 vs. break-even $152,547

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.	$2,887
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,394
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

2026-09-01New at $259,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$2,887
County	Clay
Parcel number	581830120

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 Moorhead on rental licensing before you buy.