1114 18th St S

Moorhead, MN · View the listing ↗

Far off

11 photos

Photos courtesy of Better Homes and Gardens Real Estate Advantage One , via Realtor.com.

Asking price: $1,804,900
Monthly cash flow: −$6,242
Estimated rent: $5,800/mo
Break-even price: $632,169

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: $1,804,900
Cash to close: $415,127
Price per unit: $451,225
GRM: 25.9

Each month

Cash flow: −$6,242/mo
Cash-on-cash: −18.0%
Cap rate: 2.2%
DSCR: 0.35×

Break-even

Price that breaks even: $632,169
Rent that breaks even: $13,906/mo

Long run

Year 30: property vs stocks: $4.12M vs $8.92M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$5,800
Vacancy (6%)	−$348
Collected	$5,452
Property tax Listing	−$378
Insurance Estimate	−$323
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$522
Capital reserve (8% of rent)	−$464
Net operating income	$3,365
Mortgage (principal + interest)	−$9,606
Cash flow	−$6,242
Principal paid down (equity, not cash)	$1,222

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	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,624,410 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	$4,118,108
If you put the same money in stocks
Cash to close ($234,637) invested at 7%	$1,786,117
Monthly shortfalls ($2,071,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,432,146
What you'd walk away with	$9,218,263
Building minus stocks	−$5,100,155

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,624,410 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	$4,118,108
If you put the same money in stocks
Cash to close ($234,637) invested at 7%	$1,786,117
Monthly shortfalls ($2,352,054 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,195,398
What you'd walk away with	$9,981,515
Building minus stocks	−$5,863,407

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,615,410 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	$4,095,292
If you put the same money in stocks
Cash to close ($233,337) invested at 7%	$1,776,221
Monthly shortfalls ($2,050,097 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,362,533
What you'd walk away with	$9,138,754
Building minus stocks	−$5,043,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,615,410 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	$4,095,292
If you put the same money in stocks
Cash to close ($233,337) invested at 7%	$1,776,221
Monthly shortfalls ($2,330,228 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,125,785
What you'd walk away with	$9,902,006
Building minus stocks	−$5,806,714

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,443,920 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	$4,118,108
If you put the same money in stocks
Cash to close ($415,127) invested at 7%	$3,160,053
Monthly shortfalls ($1,590,901 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,756,867
What you'd walk away with	$8,916,919
Building minus stocks	−$4,798,811

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,443,920 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	$4,118,108
If you put the same money in stocks
Cash to close ($415,127) invested at 7%	$3,160,053
Monthly shortfalls ($1,871,032 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,520,119
What you'd walk away with	$9,680,171
Building minus stocks	−$5,562,063

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,435,920 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	$4,095,292
If you put the same money in stocks
Cash to close ($412,827) invested at 7%	$3,142,544
Monthly shortfalls ($1,571,740 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,696,536
What you'd walk away with	$8,839,080
Building minus stocks	−$4,743,788

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,435,920 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	$4,095,292
If you put the same money in stocks
Cash to close ($412,827) invested at 7%	$3,142,544
Monthly shortfalls ($1,851,871 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,459,787
What you'd walk away with	$9,602,332
Building minus stocks	−$5,507,040

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,353,675 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	$4,118,108
If you put the same money in stocks
Cash to close ($505,372) invested at 7%	$3,847,021
Monthly shortfalls ($1,374,756 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,076,293
What you'd walk away with	$8,923,314
Building minus stocks	−$4,805,206

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,380,966
Minus 6% selling cost	−$262,858
Minus loan still owedTenants' rent paid down all $1,353,675 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	$4,118,108
If you put the same money in stocks
Cash to close ($505,372) invested at 7%	$3,847,021
Monthly shortfalls ($1,654,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,839,545
What you'd walk away with	$9,686,565
Building minus stocks	−$5,568,457

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,346,175 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	$4,095,292
If you put the same money in stocks
Cash to close ($502,572) invested at 7%	$3,825,706
Monthly shortfalls ($1,356,793 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,019,733
What you'd walk away with	$8,845,439
Building minus stocks	−$4,750,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$4,356,693
Minus 6% selling cost	−$261,402
Minus loan still owedTenants' rent paid down all $1,346,175 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	$4,095,292
If you put the same money in stocks
Cash to close ($502,572) invested at 7%	$3,825,706
Monthly shortfalls ($1,636,924 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,782,984
What you'd walk away with	$9,608,691
Building minus stocks	−$5,513,399

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 $4.12M, stocks $8.92M. 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 $1,450/mo · range $925–$1,700 · 11 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1802 12th Ave S, Moorhead	$925	3 / 1	—	0.0 mi	2025-12-25	Apartment
1810 12th Ave S, Moorhead	$925	3 / 1	—	0.0 mi	2026-06-24	Apartment
1011 18 1/2 St S, Moorhead	$925	3 / 1	—	0.1 mi	2025-12-25	Apartment
915-18 1/2 St S, Moorhead	$945	3 / 2	1,035	0.1 mi	2025-01-03	Apartment
921 19th St S Apt 4, Moorhead	$1,000	3 / 1	850	0.1 mi	2026-09-27	Apartment
1521 1st Ave N, Moorhead	$1,440	3 / 2	1,400	0.9 mi	2025-04-29	Apartment
1102 28th Ave S, Moorhead	$1,695	3 / 2	1,617	1.1 mi	2026-08-12	Apartment
900 30th Ave S, Moorhead	$1,880	3 / 2	1,364	1.4 mi	2025-07-10	Apartment
1402 Belsly Blvd, Moorhead	$1,695	3 / 2	1,332	1.4 mi	2025-07-02	Apartment
1200 Belsly Blvd, Moorhead	$1,525	3 / 1.5	1,247	1.5 mi	2026-08-12	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 1114 18TH ST S
mediumAsking is $1,172,731 above the price where cash flow breaks even ($632,169) at the default scenario. Based on: Derived: price $1,804,900 vs. break-even $632,169

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 147 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 2025. 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.	$4,541
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,875
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. 12 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-05-11New at $1,804,900

From the listing Listing

Listed as	four plex
Property tax, 2025	$4,541
County	Clay
Parcel number	586890490

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 Moorhead on rental licensing before you buy.