227 1st Ave SW

Clearbrook, MN · View the listing ↗

Cash flows

16 photos

Photos courtesy of 218 Real Estate , via Realtor.com.

Asking price: $199,900
Monthly cash flow: $280
Estimated rent: $2,450/mo
Break-even price: $252,517

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: $199,900
Cash to close: $45,977
Price per unit: $99,950
GRM: 6.8

Each month

Cash flow: $280/mo
Cash-on-cash: 7.3%
Cap rate: 8.1%
DSCR: 1.26×

Break-even

Price that breaks even: $252,517
Rent that breaks even: $2,091/mo

Long run

Year 30: property vs stocks: $1.29M vs $350K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,450
Vacancy (6%)	−$147
Collected	$2,303
Property tax Listing	−$135
Insurance Estimate	−$202
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$196
Capital reserve (8% of rent)	−$196
Net operating income	$1,344
Mortgage (principal + interest)	−$1,064
Cash flow	$280
Principal paid down (equity, not cash)	$135

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	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $179,910 of principal by year 30	$0
Plus rental profits, invested at 7%$303,461 of profit by year 30, before investment growth	$646,810
What you'd walk away with	$1,102,907
If you put the same money in stocks
Cash to close ($25,987) invested at 7%	$197,820
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	$197,820
Building minus stocks	$905,087

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $179,910 of principal by year 30	$0
Plus rental profits, invested at 7%$191,125 of profit by year 30, before investment growth	$363,891
What you'd walk away with	$819,988
If you put the same money in stocks
Cash to close ($25,987) invested at 7%	$197,820
Monthly shortfalls ($5,996 total by yr 30) investedThe money you'd have put into the building while it lost money	$39,489
What you'd walk away with	$237,309
Building minus stocks	$582,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$325,287 of profit by year 30, before investment growth	$716,423
What you'd walk away with	$1,149,704
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
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	$187,924
Building minus stocks	$961,780

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$209,807 of profit by year 30, before investment growth	$413,237
What you'd walk away with	$846,518
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
Monthly shortfalls ($2,852 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,222
What you'd walk away with	$207,146
Building minus stocks	$639,372

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $159,920 of principal by year 30	$0
Plus rental profits, invested at 7%$356,736 of profit by year 30, before investment growth	$832,354
What you'd walk away with	$1,288,451
If you put the same money in stocks
Cash to close ($45,977) invested at 7%	$349,989
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	$349,989
Building minus stocks	$938,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $159,920 of principal by year 30	$0
Plus rental profits, invested at 7%$238,405 of profit by year 30, before investment growth	$509,946
What you'd walk away with	$966,043
If you put the same money in stocks
Cash to close ($45,977) invested at 7%	$349,989
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	$349,989
Building minus stocks	$616,054

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$375,897 of profit by year 30, before investment growth	$892,685
What you'd walk away with	$1,325,966
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
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	$332,480
Building minus stocks	$993,486

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$257,565 of profit by year 30, before investment growth	$570,277
What you'd walk away with	$1,003,558
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
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	$332,480
Building minus stocks	$671,078

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $149,925 of principal by year 30	$0
Plus rental profits, invested at 7%$380,675 of profit by year 30, before investment growth	$907,730
What you'd walk away with	$1,363,827
If you put the same money in stocks
Cash to close ($55,972) invested at 7%	$426,073
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	$426,073
Building minus stocks	$937,754

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $149,925 of principal by year 30	$0
Plus rental profits, invested at 7%$262,344 of profit by year 30, before investment growth	$585,322
What you'd walk away with	$1,041,419
If you put the same money in stocks
Cash to close ($55,972) invested at 7%	$426,073
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	$426,073
Building minus stocks	$615,346

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$398,638 of profit by year 30, before investment growth	$964,291
What you'd walk away with	$1,397,572
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
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	$404,759
Building minus stocks	$992,813

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$280,307 of profit by year 30, before investment growth	$641,883
What you'd walk away with	$1,075,164
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
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	$404,759
Building minus stocks	$670,405

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 $1.29M, stocks $350K. 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.

3 bed estimate $1,475/mo · range $1,275–$1,700 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
301 15th St NW, Bemidji	$1,295	3 / 1	762	29.4 mi	2026-06-12	Apartment
1632 Bemidji Ave N, Bemidji	$1,800	3 / 1	—	29.5 mi	2026-07-09	Apartment
823 Doberman Ct SE, Bemidji	$1,295	3 / 2	900	32.2 mi	2026-06-12	Apartment
325 Summit Ave W Apt 104, Blackduck	$1,200	3 / 1	—	40.6 mi	2026-09-28	Apartment
1560 Hartford St, Hawley	$1,325	3 / 2	1,311	70.5 mi	2026-09-17	Apartment
400 17th St NW, East Grand Forks	$1,384	3 / 1	897	75.9 mi	2026-06-02	Apartment
11 1st Ave NE, Deer River	$1,100	3 / 1	—	80.3 mi	2026-09-05	Apartment
1410 8th Ave NW, Dilworth	$1,495	3 / 2	1,232	82.5 mi	2026-07-15	Apartment
520 3rd St NW, Pelican Rapids	$1,395	3 / 1	950	83.2 mi	2025-01-07	Apartment
206 Garfield St SE, Warroad	$1,225	3 / 1	900	83.4 mi	2026-06-03	Apartment

1 bed estimate $975/mo · range $825–$1,250 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
125 Roman Dr NW, Bemidji	$825	1 / 1	—	28.4 mi	2026-06-12	Apartment
1114 Minnesota Ave NW, Bemidji	$1,025	1 / 1	—	29.6 mi	2026-10-01	Apartment
1602 Pioneer Ct, Thief River Falls	$730	1 / 1	550	44.1 mi	2026-05-14	Apartment
1301 1st St W, Thief River Falls	$945	1 / 1	630	46.2 mi	2025-04-02	Apartment
1120 Barrette St, Crookston	$868	1 / 1	500	54.2 mi	2025-07-10	Apartment
12244 2nd St, Northome	$663	1 / 1	676	54.8 mi	2024-10-26	Apartment
1700 Widman Ln, Crookston	$865	1 / 1	775	54.8 mi	2025-05-29	Apartment
502 Riverwood Dr, Detroit Lakes	$935	1 / 1	773	62.5 mi	2026-10-01	Apartment
1007 1st St Apt 2, Lake Park	$695	1 / 1	550	63.9 mi	2026-06-16	Apartment
1007 1st St Apt 5, Lake Park	$695	1 / 1	550	63.9 mi	2025-05-20	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 227 1ST AVE SW

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.	$1,620
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,424
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

2026-10-02New at $199,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,620
County	Clearwater
Parcel number	243000940

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 Clearbrook on rental licensing before you buy.