111 Coleman Ave

Cash flows

24 photos

Photos courtesy of Hughes Real Estate and Auction Service LLC - Broker, via Realtor.com.

Asking price: $139,000
Monthly cash flow: $739
Estimated rent: $2,700/mo
Break-even price: $277,854

Adjust the numbers See the full breakdown

From the listing

Formerly a single family home, current owner converted the home into a Duplex. The main floor unit offers 3 bedrooms, kitchen, pantry, living room, 3/4 shower and laundry. The main floor is heated by a gas furnace. The upstairs unit offers 2 bedrooms, kitchen, pantry, living room and full pantry. The upstairs unit is heated by electric baseboard heat. There is a back patio for all tenants to use. The basement is currently used for storage. Mytling Electric updated the electrical breakers, added separate meters for each units and installed hard-wired smoke detectors in the units. The property has met all City of Montevideo rental inspections. The air conditioning unit has not been used since seller has owned the property (seller does not verify its working condition). The garage is attached to neighbor's garage and shares driveway with neighbor (owner has separated parking area for tenant convenience).

Listing courtesy of Hughes Real Estate and Auction Service LLC - Broker (Janell Welling). Description from Realtor.com, MLS #7105178. 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: $139,000
Cash to close: $31,970
Price per unit: $69,500
GRM: 4.3

Each month

Cash flow: $739/mo
Cash-on-cash: 27.7%
Cap rate: 12.8%
DSCR: 2.00×

Break-even

Price that breaks even: $277,854
Rent that breaks even: $1,740/mo

Long run

Year 30: property vs stocks: $1.72M vs $243K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Listing	−$178
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,479
Mortgage (principal + interest)	−$740
Cash flow	$739
Principal paid down (equity, not cash)	$94

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	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $125,100 of principal by year 30	$0
Plus rental profits, invested at 7%$511,759 of profit by year 30, before investment growth	$1,277,466
What you'd walk away with	$1,594,612
If you put the same money in stocks
Cash to close ($18,070) invested at 7%	$137,553
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	$137,553
Building minus stocks	$1,457,059

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $125,100 of principal by year 30	$0
Plus rental profits, invested at 7%$381,353 of profit by year 30, before investment growth	$922,160
What you'd walk away with	$1,239,306
If you put the same money in stocks
Cash to close ($18,070) invested at 7%	$137,553
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	$137,553
Building minus stocks	$1,101,753

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $116,100 of principal by year 30	$0
Plus rental profits, invested at 7%$533,585 of profit by year 30, before investment growth	$1,347,079
What you'd walk away with	$1,641,409
If you put the same money in stocks
Cash to close ($16,770) invested at 7%	$127,658
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	$127,658
Building minus stocks	$1,513,751

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $116,100 of principal by year 30	$0
Plus rental profits, invested at 7%$403,179 of profit by year 30, before investment growth	$991,773
What you'd walk away with	$1,286,102
If you put the same money in stocks
Cash to close ($16,770) invested at 7%	$127,658
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	$127,658
Building minus stocks	$1,158,444

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $111,200 of principal by year 30	$0
Plus rental profits, invested at 7%$548,804 of profit by year 30, before investment growth	$1,406,484
What you'd walk away with	$1,723,630
If you put the same money in stocks
Cash to close ($31,970) invested at 7%	$243,364
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	$243,364
Building minus stocks	$1,480,266

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $111,200 of principal by year 30	$0
Plus rental profits, invested at 7%$418,398 of profit by year 30, before investment growth	$1,051,177
What you'd walk away with	$1,368,323
If you put the same money in stocks
Cash to close ($31,970) invested at 7%	$243,364
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	$243,364
Building minus stocks	$1,124,959

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $103,200 of principal by year 30	$0
Plus rental profits, invested at 7%$567,965 of profit by year 30, before investment growth	$1,466,815
What you'd walk away with	$1,761,145
If you put the same money in stocks
Cash to close ($29,670) invested at 7%	$225,856
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	$225,856
Building minus stocks	$1,535,289

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $103,200 of principal by year 30	$0
Plus rental profits, invested at 7%$437,559 of profit by year 30, before investment growth	$1,111,508
What you'd walk away with	$1,405,838
If you put the same money in stocks
Cash to close ($29,670) invested at 7%	$225,856
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	$225,856
Building minus stocks	$1,179,982

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $104,250 of principal by year 30	$0
Plus rental profits, invested at 7%$565,450 of profit by year 30, before investment growth	$1,458,897
What you'd walk away with	$1,776,043
If you put the same money in stocks
Cash to close ($38,920) invested at 7%	$296,269
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	$296,269
Building minus stocks	$1,479,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$337,389
Minus 6% selling cost	−$20,243
Minus loan still owedTenants' rent paid down all $104,250 of principal by year 30	$0
Plus rental profits, invested at 7%$435,044 of profit by year 30, before investment growth	$1,103,590
What you'd walk away with	$1,420,736
If you put the same money in stocks
Cash to close ($38,920) invested at 7%	$296,269
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	$296,269
Building minus stocks	$1,124,467

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $96,750 of principal by year 30	$0
Plus rental profits, invested at 7%$583,413 of profit by year 30, before investment growth	$1,515,457
What you'd walk away with	$1,809,787
If you put the same money in stocks
Cash to close ($36,120) invested at 7%	$274,955
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	$274,955
Building minus stocks	$1,534,832

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$313,117
Minus 6% selling cost	−$18,787
Minus loan still owedTenants' rent paid down all $96,750 of principal by year 30	$0
Plus rental profits, invested at 7%$453,007 of profit by year 30, before investment growth	$1,160,150
What you'd walk away with	$1,454,480
If you put the same money in stocks
Cash to close ($36,120) invested at 7%	$274,955
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	$274,955
Building minus stocks	$1,179,525

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 $1.72M, stocks $243K. 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.

3 bed estimate $1,500/mo · range $1,300–$1,725 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
420 30th St NW, Willmar	$1,400	3 / 2	1,096	34.0 mi	2026-08-17	Apartment
2601 15th Ave NW, Willmar	$1,295	3 / 1	916	34.4 mi	2025-04-29	Apartment
4727 Arbor Xing SE Apt 207, Alexandria	$1,755	3 / 2	1,311	65.5 mi	—	Apartment
3703 S Broadway St Apt 401, Alexandria	$1,785	3 / 2	—	65.8 mi	—	Apartment
1721 Nokomis St Apt 2, Alexandria	$950	3 / 1	—	66.9 mi	—	Apartment
1717 Nokomis St Apt C, Alexandria	$950	3 / 1	—	67.0 mi	—	Apartment
411 Elm St Apt 3, Alexandria	$1,500	3 / 2	—	67.8 mi	—	Apartment
1805 7th Ave E, Alexandria	$1,595	3 / 1	950	68.0 mi	2025-01-07	Apartment
122 City Park Rd, Alexandria	$1,300	3 / 1	—	68.6 mi	—	Apartment
3904 County Road 42 NE Unit Ne, Alexandria	$1,650	3 / 1	—	71.0 mi	—	Apartment

2 bed estimate $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
215 S 5th St, Montevideo	$1,295	2 / 1	786	0.5 mi	2024-04-15	Apartment
110 N 17th St, Montevideo	$1,336	2 / 1	935	1.1 mi	2026-06-09	Apartment
1702 E Lincoln Ave, Montevideo	$1,250	2 / 1	1,132	1.1 mi	2024-12-16	Apartment
400-410 30th St NW, Willmar	$905	2 / 1	750	34.0 mi	2025-05-30	Apartment
420 30th St NW, Willmar	$950	2 / 1	827	34.0 mi	2026-08-17	Apartment
2601 15th Ave NW, Willmar	$925	2 / 1	—	34.4 mi	2025-04-29	Apartment
611 Pacific Ave SW, Willmar	$775	2 / 1	700	35.2 mi	2026-09-29	Apartment
816 3rd St SW Unit 2B-DOWNSTAIRS, Willmar	$1,300	2 / 1	900	35.3 mi	2026-07-17	Duplex triplex
316 Becker Ave SW Apt 31, Willmar	$1,450	2 / 1	961	35.4 mi	2026-09-17	Apartment
1116 2nd St SE, Willmar	$949	2 / 1	950	35.4 mi	2025-10-15	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 111 COLEMAN AVE

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 90 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 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.	$2,140
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,302
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 1905: +1 pt capital reserve	8% / 9%

Status history

2026-07-07New at $139,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,140
County	Chippewa
Parcel number	703700180

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 Montevideo on rental licensing before you buy.