11708 Highway

Plymouth, MN · View the listing ↗

Overpriced

1 photos

Photos, via Realtor.com.

Asking price: $500,000
Monthly cash flow: −$653
Estimated rent: $3,750/mo
Break-even price: $377,323

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: $500,000
Cash to close: $115,000
Price per unit: $250,000
GRM: 11.1

Each month

Cash flow: −$653/mo
Cash-on-cash: −6.8%
Cap rate: 4.8%
DSCR: 0.75×

Break-even

Price that breaks even: $377,323
Rent that breaks even: $4,587/mo

Long run

Year 30: property vs stocks: $1.43M vs $1.14M
Cash flow turns positive: year 12

Monthly

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Listing	−$478
Insurance Estimate	−$209
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (8% of rent)	−$300
Net operating income	$2,008
Mortgage (principal + interest)	−$2,661
Cash flow	−$653
Principal paid down (equity, not cash)	$339

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	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$122,559 of profit by year 30, before investment growth	$168,562
What you'd walk away with	$1,309,375
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($111,840 total by yr 30) investedThe money you'd have put into the building while it lost money	$609,773
What you'd walk away with	$1,104,570
Building minus stocks	$204,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $450,000 of principal by year 30	$0
Plus rental profits, invested at 7%$33,533 of profit by year 30, before investment growth	$39,180
What you'd walk away with	$1,179,994
If you put the same money in stocks
Cash to close ($65,000) invested at 7%	$494,797
Monthly shortfalls ($203,934 total by yr 30) investedThe money you'd have put into the building while it lost money	$973,874
What you'd walk away with	$1,468,670
Building minus stocks	−$288,676

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $441,000 of principal by year 30	$0
Plus rental profits, invested at 7%$133,414 of profit by year 30, before investment growth	$186,831
What you'd walk away with	$1,304,828
If you put the same money in stocks
Cash to close ($63,700) invested at 7%	$484,901
Monthly shortfalls ($100,869 total by yr 30) investedThe money you'd have put into the building while it lost money	$558,429
What you'd walk away with	$1,043,330
Building minus stocks	$261,498

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $441,000 of principal by year 30	$0
Plus rental profits, invested at 7%$39,633 of profit by year 30, before investment growth	$47,156
What you'd walk away with	$1,165,153
If you put the same money in stocks
Cash to close ($63,700) invested at 7%	$484,901
Monthly shortfalls ($188,208 total by yr 30) investedThe money you'd have put into the building while it lost money	$912,236
What you'd walk away with	$1,397,137
Building minus stocks	−$231,984

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$190,271 of profit by year 30, before investment growth	$291,915
What you'd walk away with	$1,432,729
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($46,298 total by yr 30) investedThe money you'd have put into the building while it lost money	$269,035
What you'd walk away with	$1,144,444
Building minus stocks	$288,285

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $400,000 of principal by year 30	$0
Plus rental profits, invested at 7%$74,527 of profit by year 30, before investment growth	$96,846
What you'd walk away with	$1,237,659
If you put the same money in stocks
Cash to close ($115,000) invested at 7%	$875,409
Monthly shortfalls ($111,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$567,447
What you'd walk away with	$1,442,856
Building minus stocks	−$205,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $392,000 of principal by year 30	$0
Plus rental profits, invested at 7%$202,764 of profit by year 30, before investment growth	$317,083
What you'd walk away with	$1,435,081
If you put the same money in stocks
Cash to close ($112,700) invested at 7%	$857,901
Monthly shortfalls ($39,630 total by yr 30) investedThe money you'd have put into the building while it lost money	$233,872
What you'd walk away with	$1,091,773
Building minus stocks	$343,308

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $392,000 of principal by year 30	$0
Plus rental profits, invested at 7%$82,830 of profit by year 30, before investment growth	$109,709
What you'd walk away with	$1,227,706
If you put the same money in stocks
Cash to close ($112,700) invested at 7%	$857,901
Monthly shortfalls ($100,816 total by yr 30) investedThe money you'd have put into the building while it lost money	$519,979
What you'd walk away with	$1,377,880
Building minus stocks	−$150,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$230,814 of profit by year 30, before investment growth	$376,237
What you'd walk away with	$1,517,050
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($26,963 total by yr 30) investedThe money you'd have put into the building while it lost money	$164,821
What you'd walk away with	$1,230,537
Building minus stocks	$286,513

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,213,631
Minus 6% selling cost	−$72,818
Minus loan still owedTenants' rent paid down all $375,000 of principal by year 30	$0
Plus rental profits, invested at 7%$102,061 of profit by year 30, before investment growth	$140,934
What you'd walk away with	$1,281,747
If you put the same money in stocks
Cash to close ($140,000) invested at 7%	$1,065,716
Monthly shortfalls ($79,330 total by yr 30) investedThe money you'd have put into the building while it lost money	$423,000
What you'd walk away with	$1,488,716
Building minus stocks	−$206,969

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $367,500 of principal by year 30	$0
Plus rental profits, invested at 7%$243,987 of profit by year 30, before investment growth	$405,580
What you'd walk away with	$1,523,577
If you put the same money in stocks
Cash to close ($137,200) invested at 7%	$1,044,401
Monthly shortfalls ($22,173 total by yr 30) investedThe money you'd have put into the building while it lost money	$137,604
What you'd walk away with	$1,182,005
Building minus stocks	$341,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,189,359
Minus 6% selling cost	−$71,362
Minus loan still owedTenants' rent paid down all $367,500 of principal by year 30	$0
Plus rental profits, invested at 7%$111,230 of profit by year 30, before investment growth	$156,496
What you'd walk away with	$1,274,493
If you put the same money in stocks
Cash to close ($137,200) invested at 7%	$1,044,401
Monthly shortfalls ($70,536 total by yr 30) investedThe money you'd have put into the building while it lost money	$382,002
What you'd walk away with	$1,426,403
Building minus stocks	−$151,910

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 $1.43M, stocks $1.14M. 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 $1,875/mo · range $1,775–$2,725 · 11 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1020 W Medicine Lake Dr, Plymouth	$2,219	2 / 2	1,225	0.3 mi	2024-04-12	Apartment
1300 W Medicine Lake Dr, Plymouth	$1,790	2 / 2	1,185	0.3 mi	2026-08-19	Apartment
10010 6th Ave N, Plymouth	$2,895	2 / 2	1,210	1.1 mi	2024-04-12	Apartment
12300 Marion Ln W, Minnetonka	$1,744	2 / 2	1,187	1.2 mi	2024-06-11	Apartment
135 Nathan Ln N, Plymouth	$1,790	2 / 1	800	1.2 mi	2024-04-12	Apartment
11816 Wayzata Blvd, Minnetonka	$2,975	2 / 2	1,184	1.3 mi	2025-02-05	Apartment
200 Nathan Ln N, Plymouth	$1,847	2 / 2	1,116	1.3 mi	2024-11-22	Apartment
350 Nathan Ln N, Plymouth	$2,700	2 / 2	1,540	1.3 mi	2024-06-11	Apartment
301 Shelard Pkwy, Saint Louis Park	$1,957	2 / 2	1,475	1.4 mi	2024-04-12	Apartment
12708 Wayzata Blvd, Minnetonka	$1,705	2 / 2	—	1.4 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 11708 HIGHWAY

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.	$5,736
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,505
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

2026-09-25New at $500,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$5,736
County	Hennepin
Parcel number	3511822120020

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 Plymouth on rental licensing before you buy.