130 E 16th St

Hibbing, MN · View the listing ↗

Cash flows

2 photos

Photos, via Realtor.com.

Asking price: $95,000
Monthly cash flow: $775
Estimated rent: $2,450/mo
Break-even price: $240,520

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: $95,000
Cash to close: $21,850
Price per unit: $47,500
GRM: 3.2

Each month

Cash flow: $775/mo
Cash-on-cash: 42.5%
Cap rate: 16.2%
DSCR: 2.53×

Break-even

Price that breaks even: $240,520
Rent that breaks even: $1,444/mo

Long run

Year 30: property vs stocks: $1.58M vs $166K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,450
Vacancy (6%)	−$147
Collected	$2,303
Property tax Estimate	−$166
Insurance Estimate	−$210
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$196
Capital reserve (9% of rent)	−$220
Net operating income	$1,280
Mortgage (principal + interest)	−$506
Cash flow	$775
Principal paid down (equity, not cash)	$64

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	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $85,500 of principal by year 30	$0
Plus rental profits, invested at 7%$494,050 of profit by year 30, before investment growth	$1,274,108
What you'd walk away with	$1,490,863
If you put the same money in stocks
Cash to close ($12,350) invested at 7%	$94,011
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	$94,011
Building minus stocks	$1,396,852

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $85,500 of principal by year 30	$0
Plus rental profits, invested at 7%$375,719 of profit by year 30, before investment growth	$951,700
What you'd walk away with	$1,168,455
If you put the same money in stocks
Cash to close ($12,350) invested at 7%	$94,011
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	$94,011
Building minus stocks	$1,074,444

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $76,500 of principal by year 30	$0
Plus rental profits, invested at 7%$515,876 of profit by year 30, before investment growth	$1,343,722
What you'd walk away with	$1,537,660
If you put the same money in stocks
Cash to close ($11,050) invested at 7%	$84,115
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	$84,115
Building minus stocks	$1,453,545

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $76,500 of principal by year 30	$0
Plus rental profits, invested at 7%$397,545 of profit by year 30, before investment growth	$1,021,313
What you'd walk away with	$1,215,252
If you put the same money in stocks
Cash to close ($11,050) invested at 7%	$84,115
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	$84,115
Building minus stocks	$1,131,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $76,000 of principal by year 30	$0
Plus rental profits, invested at 7%$519,369 of profit by year 30, before investment growth	$1,362,286
What you'd walk away with	$1,579,040
If you put the same money in stocks
Cash to close ($21,850) invested at 7%	$166,328
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	$166,328
Building minus stocks	$1,412,712

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $76,000 of principal by year 30	$0
Plus rental profits, invested at 7%$401,037 of profit by year 30, before investment growth	$1,039,878
What you'd walk away with	$1,256,632
If you put the same money in stocks
Cash to close ($21,850) invested at 7%	$166,328
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	$166,328
Building minus stocks	$1,090,304

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $68,000 of principal by year 30	$0
Plus rental profits, invested at 7%$538,529 of profit by year 30, before investment growth	$1,422,617
What you'd walk away with	$1,616,555
If you put the same money in stocks
Cash to close ($19,550) invested at 7%	$148,820
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	$148,820
Building minus stocks	$1,467,735

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $68,000 of principal by year 30	$0
Plus rental profits, invested at 7%$420,198 of profit by year 30, before investment growth	$1,100,209
What you'd walk away with	$1,294,147
If you put the same money in stocks
Cash to close ($19,550) invested at 7%	$148,820
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	$148,820
Building minus stocks	$1,145,327

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $71,250 of principal by year 30	$0
Plus rental profits, invested at 7%$530,745 of profit by year 30, before investment growth	$1,398,108
What you'd walk away with	$1,614,862
If you put the same money in stocks
Cash to close ($26,600) invested at 7%	$202,486
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	$202,486
Building minus stocks	$1,412,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$230,590
Minus 6% selling cost	−$13,835
Minus loan still owedTenants' rent paid down all $71,250 of principal by year 30	$0
Plus rental profits, invested at 7%$412,414 of profit by year 30, before investment growth	$1,075,700
What you'd walk away with	$1,292,454
If you put the same money in stocks
Cash to close ($26,600) invested at 7%	$202,486
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	$202,486
Building minus stocks	$1,089,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $63,750 of principal by year 30	$0
Plus rental profits, invested at 7%$548,708 of profit by year 30, before investment growth	$1,454,668
What you'd walk away with	$1,648,606
If you put the same money in stocks
Cash to close ($23,800) invested at 7%	$181,172
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	$181,172
Building minus stocks	$1,467,434

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$206,317
Minus 6% selling cost	−$12,379
Minus loan still owedTenants' rent paid down all $63,750 of principal by year 30	$0
Plus rental profits, invested at 7%$430,377 of profit by year 30, before investment growth	$1,132,260
What you'd walk away with	$1,326,198
If you put the same money in stocks
Cash to close ($23,800) invested at 7%	$181,172
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	$181,172
Building minus stocks	$1,145,026

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 $1.58M, stocks $166K. 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 $1,225/mo · range $1,075–$1,650 · 48 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 Southview Dr, Hibbing	$990	2 / 1	792	1.0 mi	—	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	1.7 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	2.1 mi	2025-04-16	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	17.2 mi	2025-01-03	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	17.7 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	19.7 mi	2026-04-08	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	19.8 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	19.9 mi	—	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	20.1 mi	—	Apartment
410 W 3rd Ave N, Aurora	$970	2 / 1	840	33.1 mi	—	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 130 16TH ST E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 212 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.	$1,995
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,521
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 1915: +1 pt capital reserve	8% / 9%

Status history

2026-03-07New at $95,000

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 Hibbing on rental licensing before you buy.