Twin Cities suburbs › Inver Grove Heights

7818 Davidson Ct

Inver Grove Heights, MN · View the listing ↗

Far off

41 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $599,900
Monthly cash flow: −$1,621
Estimated rent: $3,400/mo
Break-even price: $295,370

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: $599,900
Cash to close: $137,977
Price per unit: $299,950
GRM: 14.7

Each month

Cash flow: −$1,621/mo
Cash-on-cash: −14.1%
Cap rate: 3.1%
DSCR: 0.49×

Break-even

Price that breaks even: $295,370
Rent that breaks even: $5,478/mo

Long run

Year 30: property vs stocks: $1.37M vs $2.33M
Cash flow turns positive: year 29

Monthly

Monthly breakdown

Rent	$3,400
Vacancy (6%)	−$204
Collected	$3,196
Property tax Listing	−$616
Insurance Estimate	−$234
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$272
Capital reserve (8% of rent)	−$272
Net operating income	$1,572
Mortgage (principal + interest)	−$3,193
Cash flow	−$1,621
Principal paid down (equity, not cash)	$406

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	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 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	$1,368,748
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($464,268 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,830,162
What you'd walk away with	$2,423,819
Building minus stocks	−$1,055,071

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $539,910 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	$1,368,748
If you put the same money in stocks
Cash to close ($77,987) invested at 7%	$593,657
Monthly shortfalls ($628,483 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,277,586
What you'd walk away with	$2,871,243
Building minus stocks	−$1,502,495

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 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	$1,345,932
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($442,442 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,760,549
What you'd walk away with	$2,344,310
Building minus stocks	−$998,378

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $530,910 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	$1,345,932
If you put the same money in stocks
Cash to close ($76,687) invested at 7%	$583,761
Monthly shortfalls ($606,657 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,207,973
What you'd walk away with	$2,791,734
Building minus stocks	−$1,445,802

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 of principal by year 30	$0
Plus rental profits, invested at 7%$2,078 of profit by year 30, before investment growth	$2,116
What you'd walk away with	$1,370,864
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($306,468 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,275,461
What you'd walk away with	$2,325,777
Building minus stocks	−$954,913

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $479,920 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	$1,368,748
If you put the same money in stocks
Cash to close ($137,977) invested at 7%	$1,050,316
Monthly shortfalls ($468,604 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,720,768
What you'd walk away with	$2,771,084
Building minus stocks	−$1,402,336

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 of principal by year 30	$0
Plus rental profits, invested at 7%$3,563 of profit by year 30, before investment growth	$3,676
What you'd walk away with	$1,349,607
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($288,792 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,216,689
What you'd walk away with	$2,249,497
Building minus stocks	−$899,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $471,920 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	$1,345,932
If you put the same money in stocks
Cash to close ($135,677) invested at 7%	$1,032,808
Monthly shortfalls ($449,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,660,437
What you'd walk away with	$2,693,245
Building minus stocks	−$1,347,313

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 of principal by year 30	$0
Plus rental profits, invested at 7%$9,932 of profit by year 30, before investment growth	$10,677
What you'd walk away with	$1,379,425
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($242,480 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,057,817
What you'd walk away with	$2,336,463
Building minus stocks	−$957,038

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,456,115
Minus 6% selling cost	−$87,367
Minus loan still owedTenants' rent paid down all $449,925 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	$1,368,748
If you put the same money in stocks
Cash to close ($167,972) invested at 7%	$1,278,646
Monthly shortfalls ($396,764 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,494,564
What you'd walk away with	$2,773,210
Building minus stocks	−$1,404,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 of principal by year 30	$0
Plus rental profits, invested at 7%$12,925 of profit by year 30, before investment growth	$14,120
What you'd walk away with	$1,360,052
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($227,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,004,700
What you'd walk away with	$2,262,032
Building minus stocks	−$901,980

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,431,842
Minus 6% selling cost	−$85,911
Minus loan still owedTenants' rent paid down all $442,425 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	$1,345,932
If you put the same money in stocks
Cash to close ($165,172) invested at 7%	$1,257,331
Monthly shortfalls ($378,801 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,438,003
What you'd walk away with	$2,695,335
Building minus stocks	−$1,349,403

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 $1.37M, stocks $2.33M. 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 $2,100/mo · range $1,900–$2,550 · 12 rentals within 5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8201 College Trl, Inver Grove Heights	$1,699	3 / 1.5	1,019	1.4 mi	2025-01-03	Apartment
7675 Hardwood Ave S, Cottage Grove	$2,295	3 / 2	—	3.1 mi	2026-09-03	Apartment
275 Red Rock Xing, Newport	$2,000	3 / 2	1,260	3.3 mi	2026-04-16	Apartment
5220 Greystone Dr, Inver Grove Heights	$2,115	3 / 2	1,189	3.3 mi	2024-04-12	Apartment
1860 52nd St E, Inver Grove Heights	$1,745	3 / 2	1,306	3.4 mi	2025-01-03	Apartment
7025 Agate Trl, Inver Grove Heights	$2,920	3 / 2	1,395	3.4 mi	2026-05-20	Apartment
7550 80th St S, Cottage Grove	$2,590	3 / 2	1,397	3.4 mi	2024-06-11	Apartment
7750 Hinton Ave S, Cottage Grove	$1,943	3 / 2	1,305	3.6 mi	2024-04-12	Apartment
250 6th Ave N, South Saint Paul	$1,895	3 / 2	1,500	4.0 mi	2026-09-03	Apartment
1945 Oakdale Ave # 55-228, West Saint Paul	$2,100	3 / 2	1,522	4.2 mi	—	Apartment

2 bed estimate $1,300/mo · range $1,225–$1,525 · 9 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8201 College Trl, Inver Grove Heights	$1,420	2 / 1.5	1,020	1.4 mi	2025-01-03	Apartment
650 4th St, Newport	$1,295	2 / 1	800	1.9 mi	2026-07-29	Apartment
6043 Candace Ave, Inver Grove Heights	$1,625	2 / 1	1,050	2.0 mi	2025-05-15	Apartment
5480 Blackberry Trl, Inver Grove Heights	$1,860	2 / 2	1,235	2.4 mi	2025-03-15	Apartment
233 Buron Ln, South Saint Paul	$1,150	2 / 1	575	2.4 mi	2025-01-03	Apartment
1028 8th Ave S, South Saint Paul	$1,175	2 / 1	785	2.7 mi	2026-01-16	Apartment
1650 10th Ave Unit 2B, Newport	$1,299	2 / 1	750	2.9 mi	—	Apartment
1650 10th Ave, Newport	$1,299	2 / 1	750	2.9 mi	2025-01-03	Apartment
1660 10th Ave Apt 7, Newport	$1,299	2 / 1	750	2.9 mi	—	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 7818 DAVIDSON CT
mediumAsking is $304,530 above the price where cash flow breaks even ($295,370) at the default scenario. Based on: Derived: price $599,900 vs. break-even $295,370

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.	$7,393
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,806
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

2026-08-17New at $599,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$7,393
County	Dakota
Parcel number	206420001040

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 Inver Grove Heights on rental licensing before you buy.