824 13th St N

Virginia, MN · View the listing ↗

Cash flows

7 photos

Photos courtesy of Z'Up North Realty, via Realtor.com.

Asking price: $71,900
Monthly cash flow: $1,401
Estimated rent: $2,975/mo
Break-even price: $335,093

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: $71,900
Cash to close: $16,537
Price per unit: $35,950
GRM: 2.0

Each month

Cash flow: $1,401/mo
Cash-on-cash: 101.7%
Cap rate: 29.8%
DSCR: 4.66×

Break-even

Price that breaks even: $335,093
Rent that breaks even: $1,179/mo

Long run

Year 30: property vs stocks: $2.46M vs $126K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,975
Vacancy (6%)	−$178
Collected	$2,796
Property tax Estimate	−$126
Insurance Estimate	−$181
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$238
Capital reserve (8% of rent)	−$238
Net operating income	$1,784
Mortgage (principal + interest)	−$383
Cash flow	$1,401
Principal paid down (equity, not cash)	$49

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	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $64,710 of principal by year 30	$0
Plus rental profits, invested at 7%$835,206 of profit by year 30, before investment growth	$2,224,274
What you'd walk away with	$2,388,323
If you put the same money in stocks
Cash to close ($9,347) invested at 7%	$71,152
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	$71,152
Building minus stocks	$2,317,171

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $64,710 of principal by year 30	$0
Plus rental profits, invested at 7%$691,518 of profit by year 30, before investment growth	$1,832,779
What you'd walk away with	$1,996,828
If you put the same money in stocks
Cash to close ($9,347) invested at 7%	$71,152
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	$71,152
Building minus stocks	$1,925,676

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $55,710 of principal by year 30	$0
Plus rental profits, invested at 7%$857,032 of profit by year 30, before investment growth	$2,293,888
What you'd walk away with	$2,435,120
If you put the same money in stocks
Cash to close ($8,047) invested at 7%	$61,256
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	$61,256
Building minus stocks	$2,373,864

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $55,710 of principal by year 30	$0
Plus rental profits, invested at 7%$713,344 of profit by year 30, before investment growth	$1,902,392
What you'd walk away with	$2,043,625
If you put the same money in stocks
Cash to close ($8,047) invested at 7%	$61,256
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	$61,256
Building minus stocks	$1,982,369

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $57,520 of principal by year 30	$0
Plus rental profits, invested at 7%$854,368 of profit by year 30, before investment growth	$2,291,011
What you'd walk away with	$2,455,060
If you put the same money in stocks
Cash to close ($16,537) invested at 7%	$125,884
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	$125,884
Building minus stocks	$2,329,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $57,520 of principal by year 30	$0
Plus rental profits, invested at 7%$710,680 of profit by year 30, before investment growth	$1,899,515
What you'd walk away with	$2,063,564
If you put the same money in stocks
Cash to close ($16,537) invested at 7%	$125,884
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	$125,884
Building minus stocks	$1,937,680

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $49,520 of principal by year 30	$0
Plus rental profits, invested at 7%$873,529 of profit by year 30, before investment growth	$2,351,342
What you'd walk away with	$2,492,575
If you put the same money in stocks
Cash to close ($14,237) invested at 7%	$108,376
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	$108,376
Building minus stocks	$2,384,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $49,520 of principal by year 30	$0
Plus rental profits, invested at 7%$729,841 of profit by year 30, before investment growth	$1,959,847
What you'd walk away with	$2,101,079
If you put the same money in stocks
Cash to close ($14,237) invested at 7%	$108,376
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	$108,376
Building minus stocks	$1,992,703

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $53,925 of principal by year 30	$0
Plus rental profits, invested at 7%$862,978 of profit by year 30, before investment growth	$2,318,122
What you'd walk away with	$2,482,171
If you put the same money in stocks
Cash to close ($20,132) invested at 7%	$153,250
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	$153,250
Building minus stocks	$2,328,921

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$174,520
Minus 6% selling cost	−$10,471
Minus loan still owedTenants' rent paid down all $53,925 of principal by year 30	$0
Plus rental profits, invested at 7%$719,290 of profit by year 30, before investment growth	$1,926,627
What you'd walk away with	$2,090,676
If you put the same money in stocks
Cash to close ($20,132) invested at 7%	$153,250
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	$153,250
Building minus stocks	$1,937,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $46,425 of principal by year 30	$0
Plus rental profits, invested at 7%$880,942 of profit by year 30, before investment growth	$2,374,683
What you'd walk away with	$2,515,915
If you put the same money in stocks
Cash to close ($17,332) invested at 7%	$131,936
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	$131,936
Building minus stocks	$2,383,979

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$150,248
Minus 6% selling cost	−$9,015
Minus loan still owedTenants' rent paid down all $46,425 of principal by year 30	$0
Plus rental profits, invested at 7%$737,253 of profit by year 30, before investment growth	$1,983,187
What you'd walk away with	$2,124,420
If you put the same money in stocks
Cash to close ($17,332) invested at 7%	$131,936
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	$131,936
Building minus stocks	$1,992,484

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 $2.46M, stocks $126K. 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.

4 bed estimate $1,575/mo · range $1,350–$1,975 · 33 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1 N Hawthorne Rd, Duluth	$2,800	4 / 2	2,150	54.6 mi	2026-08-24	Apartment
902 N 11th Ave E, Duluth	$1,585	4 / 1	1,119	54.8 mi	2026-06-10	Apartment
622 E 8th St, Duluth	$1,950	4 / 1	1,300	55.0 mi	2026-01-29	Apartment
1741 Sahlman Ave, Cloquet	$1,500	4 / 2	1,260	57.1 mi	2025-01-03	Apartment
1812 16th St SE, Saint Cloud	$1,675	4 / 1	1,200	156.4 mi	2025-05-02	Apartment
423 6th Ave S, Saint Cloud	$330	4 / 1	—	156.7 mi	2024-04-15	Apartment
817 6th Ave S Apt 303, Saint Cloud	$1,340	4 / 1	—	156.9 mi	2026-09-14	Apartment
1010 6th Ave S Apt 301, Saint Cloud	$1,300	4 / 1	900	157.0 mi	2026-06-18	Apartment
1217 4th Ave S Apt 202, Saint Cloud	$1,550	4 / 2	1,000	157.1 mi	2025-06-17	Apartment
500 12th St S Apt 206, Saint Cloud	$1,550	4 / 1	—	157.1 mi	2026-09-11	Apartment

3 bed estimate $1,400/mo · range $1,225–$1,500 · 20 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
8515 Parkvilla Dr, Mountain Iron	$1,465	3 / 2	1,160	2.0 mi	—	Apartment
100 Southview Dr, Hibbing	$1,072	3 / 1	978	18.8 mi	—	Apartment
1421 E Camp St Ste 7, Ely	$1,319	3 / 1	1,178	41.4 mi	—	Apartment
1421 E Camp St, Ely	$1,319	3 / 1	1,178	41.5 mi	2025-04-16	Apartment
1701 Kenwood Ave, Duluth	$1,495	3 / 1	955	53.4 mi	2026-01-22	Apartment
102 104 Morley Pkwy, Duluth	$1,500	3 / 1	1,058	53.4 mi	2026-07-10	Apartment
605 607 Leicester Ave, Duluth	$1,950	3 / 2	—	53.4 mi	2026-09-04	Apartment
2006 E 2nd St, Duluth	$1,800	3 / 2	—	54.9 mi	—	Apartment
918 922 E 5th St, Duluth	$1,400	3 / 1	1,127	55.1 mi	2026-07-02	Apartment
1829 Jefferson St Units 1831 & 2, Duluth	$1,375	3 / 1	—	55.1 mi	2024-04-03	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 824 13TH ST N

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 Estimateestimate. No tax record found; 2.1% of price.	$1,510
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,174
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

2026-08-04Price increase at $71,900 (was $64,999) · from listing history
2025-01-27Price increase at $64,999 (was $59,000) · from listing history
2026-08-04New at $71,900

From the listing Listing

Listed as

duplex

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 Virginia on rental licensing before you buy.