904 S 3rd Ave

Virginia, MN · View the listing ↗

Cash flows

1 photos

Photos courtesy of PERRELLA & ASSOCIATES - Broker, via Realtor.com.

Asking price: $109,900
Monthly cash flow: $362
Estimated rent: $2,050/mo
Break-even price: $177,912

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: $109,900
Cash to close: $25,277
Price per unit: $54,950
GRM: 4.5

Each month

Cash flow: $362/mo
Cash-on-cash: 17.2%
Cap rate: 10.3%
DSCR: 1.62×

Break-even

Price that breaks even: $177,912
Rent that breaks even: $1,580/mo

Long run

Year 30: property vs stocks: $1.00M vs $192K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,050
Vacancy (6%)	−$123
Collected	$1,927
Property tax Estimate	−$192
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$164
Capital reserve (9% of rent)	−$184
Net operating income	$947
Mortgage (principal + interest)	−$585
Cash flow	$362
Principal paid down (equity, not cash)	$74

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	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$270,064 of profit by year 30, before investment growth	$649,728
What you'd walk away with	$900,479
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$791,723

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$171,052 of profit by year 30, before investment growth	$379,958
What you'd walk away with	$630,709
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$521,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$291,889 of profit by year 30, before investment growth	$719,341
What you'd walk away with	$947,275
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$848,415

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$192,877 of profit by year 30, before investment growth	$449,571
What you'd walk away with	$677,505
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$578,645

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$299,353 of profit by year 30, before investment growth	$751,735
What you'd walk away with	$1,002,486
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$810,071

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$200,341 of profit by year 30, before investment growth	$481,965
What you'd walk away with	$732,716
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$540,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$318,514 of profit by year 30, before investment growth	$812,067
What you'd walk away with	$1,040,001
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$865,094

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$219,502 of profit by year 30, before investment growth	$542,297
What you'd walk away with	$770,231
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$595,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$312,514 of profit by year 30, before investment growth	$793,175
What you'd walk away with	$1,043,926
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$809,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$213,502 of profit by year 30, before investment growth	$523,405
What you'd walk away with	$774,156
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$539,912

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$330,477 of profit by year 30, before investment growth	$849,736
What you'd walk away with	$1,077,670
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$864,740

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$231,465 of profit by year 30, before investment growth	$579,966
What you'd walk away with	$807,900
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$594,970

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 $1.00M, stocks $192K. 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 $1,025/mo · range $975–$1,125 · 6 rentals within 4.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	0.2 mi	2026-04-08	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	0.4 mi	—	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	0.6 mi	2026-02-01	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	1.8 mi	—	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	2.4 mi	—	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	4.4 mi	2025-01-03	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 904 3RD AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 184 days on market

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.	$2,308
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,511
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. built 1910: +1 pt capital reserve	8% / 9%

Status history

2026-04-04New at $109,900

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.