205 4th St N

Virginia, MN · View the listing ↗

Cash flows

35 photos

Photos, via Realtor.com.

Asking price: $109,900
Monthly cash flow: $820
Estimated rent: $2,400/mo
Break-even price: $264,008

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: $109,900
Cash to close: $25,277
Price per unit: $54,950
GRM: 3.8

Each month

Cash flow: $820/mo
Cash-on-cash: 38.9%
Cap rate: 15.3%
DSCR: 2.40×

Break-even

Price that breaks even: $264,008
Rent that breaks even: $1,335/mo

Long run

Year 30: property vs stocks: $1.73M vs $192K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Listing	−$19
Insurance Estimate	−$194
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$1,405
Mortgage (principal + interest)	−$585
Cash flow	$820
Principal paid down (equity, not cash)	$74

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	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$540,840 of profit by year 30, before investment growth	$1,379,896
What you'd walk away with	$1,630,647
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$1,521,891

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$424,924 of profit by year 30, before investment growth	$1,064,068
What you'd walk away with	$1,314,818
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$1,206,062

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$562,666 of profit by year 30, before investment growth	$1,449,509
What you'd walk away with	$1,677,444
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$1,578,584

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$446,749 of profit by year 30, before investment growth	$1,133,681
What you'd walk away with	$1,361,615
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$1,262,755

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$570,129 of profit by year 30, before investment growth	$1,481,903
What you'd walk away with	$1,732,654
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$1,540,239

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$454,213 of profit by year 30, before investment growth	$1,166,075
What you'd walk away with	$1,416,826
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$1,224,411

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$589,290 of profit by year 30, before investment growth	$1,542,235
What you'd walk away with	$1,770,169
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$1,595,262

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$473,374 of profit by year 30, before investment growth	$1,226,406
What you'd walk away with	$1,454,341
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$1,279,434

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$583,290 of profit by year 30, before investment growth	$1,523,343
What you'd walk away with	$1,774,094
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$1,539,850

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$467,374 of profit by year 30, before investment growth	$1,207,515
What you'd walk away with	$1,458,266
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$1,224,022

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$601,254 of profit by year 30, before investment growth	$1,579,904
What you'd walk away with	$1,807,838
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$1,594,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$485,337 of profit by year 30, before investment growth	$1,264,076
What you'd walk away with	$1,492,010
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$1,279,080

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 $1.73M, stocks $192K. 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 $1,200/mo · range $1,050–$1,400 · 36 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
201 N 5th Ave, Virginia	$882	1 / 1	—	0.3 mi	2026-02-01	Apartment
406 S 4th Ave W Apt 204, Virginia	$940	1 / 1	368	0.5 mi	2026-09-17	Apartment
604 7th St S Unit 2, Virginia	$850	1 / 1	—	0.8 mi	—	Apartment
606 7th St S Unit 2, Virginia	$880	1 / 1	—	0.8 mi	—	Apartment
100 N Van Buren Ave, Eveleth	$1,050	1 / 1	675	4.5 mi	—	Apartment
900 Dorchester Dr, Hoyt Lakes	$725	1 / 1	665	18.4 mi	2024-04-15	Apartment
600 E 40th St, Hibbing	$995	1 / 1	599	20.5 mi	2025-04-16	Apartment
5886 N Pike Lake Rd, Duluth	$1,400	1 / 1	544	46.6 mi	2026-03-18	Apartment
4926 W Arrowhead Rd Unit 307, Hermantown	$1,599	1 / 1	655	51.2 mi	2026-07-03	Apartment
25 W Redwing St Apt 18, Duluth	$1,125	1 / 1	513	51.3 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 205 4TH ST N

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.	$224
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,330
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 1905: +1 pt capital reserve	8% / 9%

Status history

2026-07-17New at $109,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$224
County	St. Louis
Parcel number	090002000950

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.