820 S Minnesota Ave

Saint Peter, MN · View the listing ↗

Cash flows

28 photos

Photos, via Realtor.com.

Asking price: $395,000
Monthly cash flow: $299
Estimated rent: $4,750/mo
Break-even price: $451,242

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: $395,000
Cash to close: $90,850
Price per unit: $98,750
GRM: 6.9

Each month

Cash flow: $299/mo
Cash-on-cash: 4.0%
Cap rate: 7.3%
DSCR: 1.14×

Break-even

Price that breaks even: $451,242
Rent that breaks even: $4,361/mo

Long run

Year 30: property vs stocks: $2.14M vs $692K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,750
Vacancy (6%)	−$285
Collected	$4,465
Property tax Listing	−$468
Insurance Estimate	−$388
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$380
Capital reserve (9% of rent)	−$428
Net operating income	$2,402
Mortgage (principal + interest)	−$2,102
Cash flow	$299
Principal paid down (equity, not cash)	$267

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	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $355,500 of principal by year 30	$0
Plus rental profits, invested at 7%$452,328 of profit by year 30, before investment growth	$899,796
What you'd walk away with	$1,801,039
If you put the same money in stocks
Cash to close ($51,350) invested at 7%	$390,889
Monthly shortfalls ($4,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,314
What you'd walk away with	$420,203
Building minus stocks	$1,380,836

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $355,500 of principal by year 30	$0
Plus rental profits, invested at 7%$245,830 of profit by year 30, before investment growth	$418,739
What you'd walk away with	$1,319,981
If you put the same money in stocks
Cash to close ($51,350) invested at 7%	$390,889
Monthly shortfalls ($27,214 total by yr 30) investedThe money you'd have put into the building while it lost money	$173,334
What you'd walk away with	$564,223
Building minus stocks	$755,758

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 of principal by year 30	$0
Plus rental profits, invested at 7%$471,954 of profit by year 30, before investment growth	$954,688
What you'd walk away with	$1,833,115
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($2,094 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,593
What you'd walk away with	$395,587
Building minus stocks	$1,437,528

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $346,500 of principal by year 30	$0
Plus rental profits, invested at 7%$262,818 of profit by year 30, before investment growth	$459,321
What you'd walk away with	$1,337,748
If you put the same money in stocks
Cash to close ($50,050) invested at 7%	$380,993
Monthly shortfalls ($22,376 total by yr 30) investedThe money you'd have put into the building while it lost money	$144,303
What you'd walk away with	$525,296
Building minus stocks	$812,452

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $316,000 of principal by year 30	$0
Plus rental profits, invested at 7%$553,305 of profit by year 30, before investment growth	$1,237,115
What you'd walk away with	$2,138,357
If you put the same money in stocks
Cash to close ($90,850) invested at 7%	$691,573
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	$691,573
Building minus stocks	$1,446,784

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $316,000 of principal by year 30	$0
Plus rental profits, invested at 7%$325,702 of profit by year 30, before investment growth	$624,681
What you'd walk away with	$1,525,924
If you put the same money in stocks
Cash to close ($90,850) invested at 7%	$691,573
Monthly shortfalls ($1,815 total by yr 30) investedThe money you'd have put into the building while it lost money	$12,643
What you'd walk away with	$704,217
Building minus stocks	$821,707

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 of principal by year 30	$0
Plus rental profits, invested at 7%$572,466 of profit by year 30, before investment growth	$1,297,446
What you'd walk away with	$2,175,872
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
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	$674,065
Building minus stocks	$1,501,807

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $308,000 of principal by year 30	$0
Plus rental profits, invested at 7%$343,639 of profit by year 30, before investment growth	$676,576
What you'd walk away with	$1,555,003
If you put the same money in stocks
Cash to close ($88,550) invested at 7%	$674,065
Monthly shortfalls ($591 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,207
What you'd walk away with	$678,272
Building minus stocks	$876,731

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $296,250 of principal by year 30	$0
Plus rental profits, invested at 7%$600,608 of profit by year 30, before investment growth	$1,386,057
What you'd walk away with	$2,287,300
If you put the same money in stocks
Cash to close ($110,600) invested at 7%	$841,915
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	$841,915
Building minus stocks	$1,445,385

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $296,250 of principal by year 30	$0
Plus rental profits, invested at 7%$371,190 of profit by year 30, before investment growth	$760,981
What you'd walk away with	$1,662,223
If you put the same money in stocks
Cash to close ($110,600) invested at 7%	$841,915
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	$841,915
Building minus stocks	$820,308

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 of principal by year 30	$0
Plus rental profits, invested at 7%$618,571 of profit by year 30, before investment growth	$1,442,618
What you'd walk away with	$2,321,044
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
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	$820,601
Building minus stocks	$1,500,443

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$934,496
Minus 6% selling cost	−$56,070
Minus loan still owedTenants' rent paid down all $288,750 of principal by year 30	$0
Plus rental profits, invested at 7%$389,153 of profit by year 30, before investment growth	$817,541
What you'd walk away with	$1,695,967
If you put the same money in stocks
Cash to close ($107,800) invested at 7%	$820,601
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	$820,601
Building minus stocks	$875,366

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 $2.14M, stocks $692K. 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 $1,250/mo · range $1,150–$1,375 · 6 rentals within 9.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
314 S 3rd St Unit 3C, Saint Peter	$1,350	2 / 1	1,160	0.4 mi	2026-10-01	Apartment
208-212 S Minnesota Ave, Saint Peter	$1,100	2 / 1	950	0.4 mi	2024-05-22	Apartment
301 S Washington Ave, Saint Peter	$1,260	2 / 1	1,157	0.4 mi	2026-01-14	Apartment
219 Park Row Unit B, Saint Peter	$1,200	2 / 1	—	0.5 mi	2023-01-06	Apartment
1573 Aspen Dr, Saint Peter	$1,355	2 / 1	816	0.7 mi	2025-04-12	Apartment
111 W Lind St, Mankato	$1,130	2 / 1	775	9.3 mi	2026-08-22	Apartment

1 bed estimate $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1573 Aspen Dr, Saint Peter	$1,255	1 / 1	704	0.7 mi	2025-04-12	Apartment
1247 Range St Apt 118, Mankato	$1,365	1 / 1	758	9.6 mi	2026-08-13	Apartment
1247 Range St Apt 429, Mankato	$1,465	1 / 1	758	9.6 mi	2026-01-26	Apartment
914 Lyndale St, North Mankato	$724	1 / 1	400	10.0 mi	2026-08-06	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	10.0 mi	2026-08-01	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	10.0 mi	2026-09-28	Apartment
221 Bridge St, Le Sueur	$900	1 / 1	1,020	10.0 mi	2025-07-16	Apartment
920 Patriot Dr, Mankato	$830	1 / 1	736	10.1 mi	2026-05-15	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	10.3 mi	2025-01-03	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	10.5 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 820 MINNESOTA AVE S

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.	$5,613
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,657
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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. built 1880: +1 pt capital reserve	8% / 9%

Status history

2026-08-31New at $395,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$5,613
County	Nicollet
Parcel number	194124550

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.