1208 S 2nd Ave W

Cash flows

28 photos

Photos, via Realtor.com.

Asking price: $270,000
Monthly cash flow: $386
Estimated rent: $4,100/mo
Break-even price: $342,484

Adjust the numbers See the full breakdown

From the listing

Well-maintained 4-plex in Virginia with strong rental income and recent improvements. All four units feature a functional 2-bedroom, 1-bathroom layout, providing consistency for management and maintenance. The property offers coin-operated laundry on site, fixed-term leases, and established rental income. Recent improvements include brand-new windows throughout all four apartments and a new roof in 2024. New flooring throughout many of the units. Other updates such as appliances and bathrooms occur as they are needed. The property is professionally managed and has already passed the City of Virginia's residential rental inspection. A solid opportunity to add a fully occupied, income-producing multifamily property to your portfolio with established tenants, fixed-term leases, on-site laundry, and recent capital improvements. Square Footage and Accounting numbers are approximated. Buyer to verify square footage numbers and clarify accounting.

Description from Realtor.com, MLS #150593. 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: $270,000
Cash to close: $62,100
Price per unit: $67,500
GRM: 5.5

Each month

Cash flow: $386/mo
Cash-on-cash: 7.5%
Cap rate: 8.1%
DSCR: 1.27×

Break-even

Price that breaks even: $342,484
Rent that breaks even: $3,592/mo

Long run

Year 30: property vs stocks: $1.70M vs $473K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,100
Vacancy (6%)	−$246
Collected	$3,854
Property tax Estimate	−$472
Insurance Estimate	−$421
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$369
Capital reserve (9% of rent)	−$369
Net operating income	$1,823
Mortgage (principal + interest)	−$1,437
Cash flow	$386
Principal paid down (equity, not cash)	$183

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	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$388,568 of profit by year 30, before investment growth	$836,789
What you'd walk away with	$1,452,828
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
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	$267,190
Building minus stocks	$1,185,638

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$201,821 of profit by year 30, before investment growth	$370,955
What you'd walk away with	$986,994
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($11,277 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,707
What you'd walk away with	$340,897
Building minus stocks	$646,097

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$410,394 of profit by year 30, before investment growth	$906,402
What you'd walk away with	$1,499,624
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
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	$257,294
Building minus stocks	$1,242,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$220,503 of profit by year 30, before investment growth	$420,301
What you'd walk away with	$1,013,524
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($8,133 total by yr 30) investedThe money you'd have put into the building while it lost money	$53,439
What you'd walk away with	$310,734
Building minus stocks	$702,790

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$460,525 of profit by year 30, before investment growth	$1,087,398
What you'd walk away with	$1,703,437
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
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	$472,721
Building minus stocks	$1,230,716

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$262,501 of profit by year 30, before investment growth	$547,858
What you'd walk away with	$1,163,897
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
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	$472,721
Building minus stocks	$691,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$479,686 of profit by year 30, before investment growth	$1,147,729
What you'd walk away with	$1,740,952
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
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	$455,213
Building minus stocks	$1,285,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$281,662 of profit by year 30, before investment growth	$608,189
What you'd walk away with	$1,201,412
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
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	$455,213
Building minus stocks	$746,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$492,859 of profit by year 30, before investment growth	$1,189,207
What you'd walk away with	$1,805,246
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
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	$575,486
Building minus stocks	$1,229,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$294,835 of profit by year 30, before investment growth	$649,667
What you'd walk away with	$1,265,706
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
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	$575,486
Building minus stocks	$690,220

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$510,822 of profit by year 30, before investment growth	$1,245,768
What you'd walk away with	$1,838,991
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
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	$554,172
Building minus stocks	$1,284,819

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$312,798 of profit by year 30, before investment growth	$706,228
What you'd walk away with	$1,299,451
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
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	$554,172
Building minus stocks	$745,279

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 $1.70M, stocks $473K. 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	—	0.4 mi	2026-04-08	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	0.6 mi	—	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	0.8 mi	2026-02-01	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	1.6 mi	—	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	2.5 mi	—	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	4.3 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 1208 2ND AVE W S

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.	$5,670
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,048
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. built 1908: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

Status history

2026-08-25New at $270,000

From the listing Listing

Listed as

fourplex

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.