232 E Broadway St

Rockville, MN · View the listing ↗

Cash flows

29 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $250,000
Monthly cash flow: $1,159
Estimated rent: $4,500/mo
Break-even price: $467,735

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: $250,000
Cash to close: $57,500
Price per unit: $62,500
GRM: 4.6

Each month

Cash flow: $1,159/mo
Cash-on-cash: 24.2%
Cap rate: 11.9%
DSCR: 1.87×

Break-even

Price that breaks even: $467,735
Rent that breaks even: $2,995/mo

Long run

Year 30: property vs stocks: $2.84M vs $438K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,500
Vacancy (6%)	−$270
Collected	$4,230
Property tax Listing	−$161
Insurance Estimate	−$415
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$360
Capital reserve (9% of rent)	−$405
Net operating income	$2,489
Mortgage (principal + interest)	−$1,331
Cash flow	$1,159
Principal paid down (equity, not cash)	$169

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	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$828,235 of profit by year 30, before investment growth	$2,042,226
What you'd walk away with	$2,612,632
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
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	$247,398
Building minus stocks	$2,365,234

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$610,892 of profit by year 30, before investment growth	$1,450,047
What you'd walk away with	$2,020,454
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
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	$247,398
Building minus stocks	$1,773,056

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$850,061 of profit by year 30, before investment growth	$2,111,839
What you'd walk away with	$2,659,429
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
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	$237,502
Building minus stocks	$2,421,927

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$632,718 of profit by year 30, before investment growth	$1,519,661
What you'd walk away with	$2,067,251
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
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	$237,502
Building minus stocks	$1,829,749

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$894,863 of profit by year 30, before investment growth	$2,274,272
What you'd walk away with	$2,844,678
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
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	$437,705
Building minus stocks	$2,406,973

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$677,519 of profit by year 30, before investment growth	$1,682,094
What you'd walk away with	$2,252,500
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
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	$437,705
Building minus stocks	$1,814,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$914,023 of profit by year 30, before investment growth	$2,334,603
What you'd walk away with	$2,882,193
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
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	$420,196
Building minus stocks	$2,461,997

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$696,680 of profit by year 30, before investment growth	$1,742,425
What you'd walk away with	$2,290,015
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
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	$420,196
Building minus stocks	$1,869,819

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$924,801 of profit by year 30, before investment growth	$2,368,539
What you'd walk away with	$2,938,946
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
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	$532,858
Building minus stocks	$2,406,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$707,458 of profit by year 30, before investment growth	$1,776,361
What you'd walk away with	$2,346,768
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
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	$532,858
Building minus stocks	$1,813,910

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$942,764 of profit by year 30, before investment growth	$2,425,100
What you'd walk away with	$2,972,690
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
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	$511,544
Building minus stocks	$2,461,146

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$725,421 of profit by year 30, before investment growth	$1,832,922
What you'd walk away with	$2,380,512
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
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	$511,544
Building minus stocks	$1,868,968

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 $2.84M, stocks $438K. 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 $1,300/mo · range $1,000–$1,675 · 25 rentals within 9 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 River Oaks Dr, Cold Spring	$1,495	2 / 2	1,141	4.5 mi	2025-01-03	Apartment
209 Keystone Ct, Saint Joseph	$2,450	2 / 2.5	1,830	5.3 mi	2025-01-03	Apartment
308 College Cir Apt 5, Saint Joseph	$1,750	2 / 1	—	6.1 mi	2026-08-19	Apartment
33 W Minnesota St, Saint Joseph	$1,100	2 / 1	—	6.4 mi	2026-09-25	Apartment
2950 Nottingham Rd S, Saint Cloud	$2,425	2 / 0	—	6.8 mi	2025-01-03	Apartment
690 Prosper Dr, Waite Park	$1,350	2 / 2	960	6.8 mi	2026-01-02	Apartment
3175 40th Ave S, Saint Cloud	$2,130	2 / 2.5	1,470	7.0 mi	2026-06-12	Apartment
3127 40th Ave S, Saint Cloud	$1,830	2 / 1	1,088	7.0 mi	2026-05-28	Apartment
813 7th St S, Waite Park	$1,155	2 / 1	850	7.1 mi	2025-10-15	Apartment
601 7th St S, Waite Park	$850	2 / 1	804	7.2 mi	2025-12-17	Apartment

1 bed estimate $950/mo · range $825–$1,075 · 19 rentals within 10 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
100 River Oaks Dr, Cold Spring	$1,235	1 / 1	750	4.5 mi	2025-01-03	Apartment
690 Prosper Dr, Waite Park	$1,120	1 / 1	650	6.8 mi	2026-01-02	Apartment
511 7th St S, Waite Park	$750	1 / 1	660	7.2 mi	2025-10-28	Apartment
501 7th St S, Waite Park	$750	1 / 1	660	7.2 mi	2025-07-18	Apartment
2409 County Road 74, Saint Cloud	$1,060	1 / 1	851	7.3 mi	2025-09-25	Apartment
408 Park Meadows Dr, Waite Park	$995	1 / 1	800	7.5 mi	2025-10-15	Apartment
248 3rd St S, Waite Park	$950	1 / 1	758	7.6 mi	2025-12-12	Apartment
3700 W Saint Germain St, Saint Cloud	$1,025	1 / 1	711	7.9 mi	2025-01-03	Apartment
3600 W Saint Germain St, Saint Cloud	$1,270	1 / 1	880	8.0 mi	2024-04-12	Apartment
3403 22nd St S, Saint Cloud	$915	1 / 0	—	8.0 mi	2024-03-20	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 232 BROADWAY ST E

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 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.	$1,932
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,974
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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 1908: +1 pt capital reserve	8% / 9%

Status history

2026-07-27New at $250,000

From the listing Listing

Listed as	four plex
Property tax, 2025	$1,932
County	Stearns
Parcel number	76422400068

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 Rockville on rental licensing before you buy.