20 5th St E

Cash flows

26 photos

Photos courtesy of Dakota Plains Realty - Broker, via Realtor.com.

Asking price: $82,900
Monthly cash flow: $1,387
Estimated rent: $3,675/mo
Break-even price: $343,457

Adjust the numbers See the full breakdown

From the listing

Investment opportunity in Halstad! This triplex features three spacious apartments, each offering 2 bedrooms, 2 bathrooms, and in-unit laundry. Great layout and strong potential for rental income after improvements. Property is being sold AS-IS and priced well below assessed value to account for needed remodeling and updates. Excellent opportunity for investors, flippers, or buyers looking to build equity. - Triplex - 3 units total - Each unit: 2 bed / 2 bath - In-unit laundry in every apartment - Strong value-add potential - Sold as-is Bring your vision and turn this property into a great income-producing asset! Message for more details or to schedule a showing.

Listing courtesy of Dakota Plains Realty - Broker (Grant Gagner). Description from Realtor.com, MLS #7069310. 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: $82,900
Cash to close: $19,067
Price per unit: $27,633
GRM: 1.9

Each month

Cash flow: $1,387/mo
Cash-on-cash: 87.3%
Cap rate: 26.5%
DSCR: 4.14×

Break-even

Price that breaks even: $343,457
Rent that breaks even: $1,801/mo

Long run

Year 30: property vs stocks: $2.45M vs $145K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,675
Vacancy (6%)	−$220
Collected	$3,454
Property tax Listing	−$287
Insurance Estimate	−$289
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (10% of rent)	−$368
Capital reserve (10% of rent)	−$368
Net operating income	$1,828
Mortgage (principal + interest)	−$441
Cash flow	$1,387
Principal paid down (equity, not cash)	$56

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	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $74,610 of principal by year 30	$0
Plus rental profits, invested at 7%$819,394 of profit by year 30, before investment growth	$2,184,295
What you'd walk away with	$2,373,442
If you put the same money in stocks
Cash to close ($10,777) invested at 7%	$82,037
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	$82,037
Building minus stocks	$2,291,405

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $74,610 of principal by year 30	$0
Plus rental profits, invested at 7%$641,897 of profit by year 30, before investment growth	$1,700,683
What you'd walk away with	$1,889,830
If you put the same money in stocks
Cash to close ($10,777) invested at 7%	$82,037
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	$82,037
Building minus stocks	$1,807,793

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $65,610 of principal by year 30	$0
Plus rental profits, invested at 7%$841,220 of profit by year 30, before investment growth	$2,253,908
What you'd walk away with	$2,420,238
If you put the same money in stocks
Cash to close ($9,477) invested at 7%	$72,141
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	$72,141
Building minus stocks	$2,348,097

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $65,610 of principal by year 30	$0
Plus rental profits, invested at 7%$663,722 of profit by year 30, before investment growth	$1,770,296
What you'd walk away with	$1,936,626
If you put the same money in stocks
Cash to close ($9,477) invested at 7%	$72,141
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	$72,141
Building minus stocks	$1,864,485

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $66,320 of principal by year 30	$0
Plus rental profits, invested at 7%$841,487 of profit by year 30, before investment growth	$2,261,241
What you'd walk away with	$2,450,388
If you put the same money in stocks
Cash to close ($19,067) invested at 7%	$145,143
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	$145,143
Building minus stocks	$2,305,245

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $66,320 of principal by year 30	$0
Plus rental profits, invested at 7%$663,990 of profit by year 30, before investment growth	$1,777,629
What you'd walk away with	$1,966,776
If you put the same money in stocks
Cash to close ($19,067) invested at 7%	$145,143
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	$145,143
Building minus stocks	$1,821,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $58,320 of principal by year 30	$0
Plus rental profits, invested at 7%$860,648 of profit by year 30, before investment growth	$2,321,573
What you'd walk away with	$2,487,903
If you put the same money in stocks
Cash to close ($16,767) invested at 7%	$127,635
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	$127,635
Building minus stocks	$2,360,268

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $58,320 of principal by year 30	$0
Plus rental profits, invested at 7%$683,151 of profit by year 30, before investment growth	$1,837,960
What you'd walk away with	$2,004,291
If you put the same money in stocks
Cash to close ($16,767) invested at 7%	$127,635
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	$127,635
Building minus stocks	$1,876,656

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $62,175 of principal by year 30	$0
Plus rental profits, invested at 7%$851,415 of profit by year 30, before investment growth	$2,292,500
What you'd walk away with	$2,481,647
If you put the same money in stocks
Cash to close ($23,212) invested at 7%	$176,696
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	$176,696
Building minus stocks	$2,304,951

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$201,220
Minus 6% selling cost	−$12,073
Minus loan still owedTenants' rent paid down all $62,175 of principal by year 30	$0
Plus rental profits, invested at 7%$673,918 of profit by year 30, before investment growth	$1,808,888
What you'd walk away with	$1,998,035
If you put the same money in stocks
Cash to close ($23,212) invested at 7%	$176,696
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	$176,696
Building minus stocks	$1,821,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $54,675 of principal by year 30	$0
Plus rental profits, invested at 7%$869,378 of profit by year 30, before investment growth	$2,349,061
What you'd walk away with	$2,515,391
If you put the same money in stocks
Cash to close ($20,412) invested at 7%	$155,381
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	$155,381
Building minus stocks	$2,360,010

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$176,947
Minus 6% selling cost	−$10,617
Minus loan still owedTenants' rent paid down all $54,675 of principal by year 30	$0
Plus rental profits, invested at 7%$691,881 of profit by year 30, before investment growth	$1,865,449
What you'd walk away with	$2,031,779
If you put the same money in stocks
Cash to close ($20,412) invested at 7%	$155,381
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	$155,381
Building minus stocks	$1,876,398

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 $2.45M, stocks $145K. 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 $1,000–$1,425 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
404 5th Ave W Apt 3, Ada	$629	2 / 1	—	14.6 mi	2025-08-04	Apartment
701 Lily Ln Apt 303, Ada	$800	2 / 1	—	15.4 mi	2025-11-07	Apartment
500 2nd St SW, Twin Valley	$995	2 / 1	—	27.2 mi	2026-07-24	Apartment
1120 Barrette St, Crookston	$903	2 / 1	500	31.9 mi	2025-07-10	Apartment
1410 8th Ave NW, Dilworth	$1,175	2 / 2	1,064	32.7 mi	2026-07-15	Apartment
1521 1st Ave N, Moorhead	$1,210	2 / 2	1,175	32.9 mi	2025-04-29	Apartment
801 Main Ave Apt 308, Moorhead	$1,350	2 / 1	—	33.0 mi	2026-06-04	Apartment
1205 Main Ave, Moorhead	$1,200	2 / 2	1,109	33.1 mi	2025-04-29	Apartment
102 5th St NW, Dilworth	$925	2 / 1	850	33.1 mi	2026-06-22	Apartment
10 5th St NW Apt 301, Dilworth	$775	2 / 1	—	33.1 mi	2026-09-18	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 20 5TH ST E
mediumSold as-is: the seller won't fix what the inspection finds. Price that in. Listing says: "rental income after improvements. Property is being sold AS-IS and priced well below assessed value to account"

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 146 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.	$3,446
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,472
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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. "as-is" in the description: +2 pts each	10% / 10%

Status history

2026-05-12New at $82,900

From the listing Listing

Listed as	triplex
Property tax, 2025	$3,446
County	Norman
Parcel number	283537000

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 Halstad on rental licensing before you buy.