16618 20th St

Cash flows

18 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $239,900
Monthly cash flow: $116
Estimated rent: $2,500/mo
Break-even price: $261,735

Adjust the numbers See the full breakdown

From the listing

Great investment opportunity or perfect for an owner-occupant! This well-maintained duplex received extensive updates since 2007, including remodeled kitchens and bathrooms, newer windows, updated furnaces, and central air units. Both units are one-bedroom, one-bath and are truly move-in ready. The upper-level unit features its own private entrance, while the main-floor unit enjoys access to the full, unfinished basement. Each unit has its own washer and dryer, adding convenience and value for tenants or owners. Outside, you'll find a single garage and a large yard, offering great outdoor space and additional parking options. The property is in excellent condition, making it a solid long-term investment or a comfortable place to call home.

Listing courtesy of NRT-Minnesota (CB Burnet) (Debbie Niemeyer). Description from Realtor.com, MLS #7127710. 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: $239,900
Cash to close: $55,177
Price per unit: $119,950
GRM: 8.0

Each month

Cash flow: $116/mo
Cash-on-cash: 2.5%
Cap rate: 7.0%
DSCR: 1.09×

Break-even

Price that breaks even: $261,735
Rent that breaks even: $2,351/mo

Long run

Year 30: property vs stocks: $1.22M vs $420K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,500
Vacancy (6%)	−$150
Collected	$2,350
Property tax Listing	−$130
Insurance Estimate	−$197
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$200
Capital reserve (8% of rent)	−$200
Net operating income	$1,393
Mortgage (principal + interest)	−$1,277
Cash flow	$116
Principal paid down (equity, not cash)	$162

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	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$250,356 of profit by year 30, before investment growth	$483,389
What you'd walk away with	$1,030,752
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($5,700 total by yr 30) investedThe money you'd have put into the building while it lost money	$37,788
What you'd walk away with	$275,192
Building minus stocks	$755,560

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$143,270 of profit by year 30, before investment growth	$238,379
What you'd walk away with	$785,741
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($19,360 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,765
What you'd walk away with	$359,169
Building minus stocks	$426,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$269,127 of profit by year 30, before investment growth	$533,253
What you'd walk away with	$1,057,799
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($2,645 total by yr 30) investedThe money you'd have put into the building while it lost money	$18,039
What you'd walk away with	$245,547
Building minus stocks	$812,252

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$159,889 of profit by year 30, before investment growth	$277,241
What you'd walk away with	$801,787
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($14,153 total by yr 30) investedThe money you'd have put into the building while it lost money	$91,015
What you'd walk away with	$318,522
Building minus stocks	$483,265

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$308,592 of profit by year 30, before investment growth	$668,272
What you'd walk away with	$1,215,635
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
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	$420,021
Building minus stocks	$795,614

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$190,089 of profit by year 30, before investment growth	$354,584
What you'd walk away with	$901,946
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($2,244 total by yr 30) investedThe money you'd have put into the building while it lost money	$15,300
What you'd walk away with	$435,321
Building minus stocks	$466,625

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$327,753 of profit by year 30, before investment growth	$728,604
What you'd walk away with	$1,253,150
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
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	$402,513
Building minus stocks	$850,637

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$207,624 of profit by year 30, before investment growth	$403,957
What you'd walk away with	$928,503
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($618 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,341
What you'd walk away with	$406,854
Building minus stocks	$521,649

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$337,321 of profit by year 30, before investment growth	$758,731
What you'd walk away with	$1,306,094
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
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	$511,330
Building minus stocks	$794,764

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$216,760 of profit by year 30, before investment growth	$431,066
What you'd walk away with	$978,428
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($186 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,322
What you'd walk away with	$512,652
Building minus stocks	$465,776

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$355,284 of profit by year 30, before investment growth	$815,292
What you'd walk away with	$1,339,838
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$849,822

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$234,538 of profit by year 30, before investment growth	$486,304
What you'd walk away with	$1,010,850
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$520,834

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 $1.22M, stocks $420K. 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.

1 bed estimate $1,250/mo · range $825–$1,500 · 12 rentals in Sherburne County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
13896 Birdie Ln SE, Becker	$1,375	1 / 1	784	9.8 mi	2025-01-03	Apartment
7700 Brooks St # 9, Clear Lake	$825	1 / 1	575	11.1 mi	—	Apartment
26125 Main St, Zimmerman	$1,517	1 / 1	762	12.9 mi	2025-08-25	Apartment
2015 27th St SE, Saint Cloud	$964	1 / 1	749	14.7 mi	2024-12-31	Apartment
1624 16th St SE Apt 4, Saint Cloud	$775	1 / 1	450	15.1 mi	—	Apartment
1525 16th St SE Apt 6, Saint Cloud	$800	1 / 1	473	15.2 mi	—	Apartment
1615 15th Ave SE, Saint Cloud	$1,336	1 / 1	760	15.3 mi	2026-03-25	Apartment
1060 7th St SE, Saint Cloud	$775	1 / 1	768	15.5 mi	2024-04-15	Apartment
1105 Lions Park Dr NW, Elk River	$1,378	1 / 1	675	19.8 mi	2025-04-05	Apartment
633 Main St NW, Elk River	$2,052	1 / 1.5	1,077	20.4 mi	2026-02-06	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 16618 20TH ST

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.	$1,554
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,369
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

2026-08-15New at $239,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,554
County	Sherburne
Parcel number	45000102320

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 Princeton on rental licensing before you buy.