376 W Sanborn St

40 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $420,000
Monthly cash flow: −$188
Estimated rent: $4,050/mo
Break-even price: $384,614

Adjust the numbers See the full breakdown

From the listing

Prime Investment Opportunity! This charming two story triplex, offers a fantastic location just two blocks from Winona State University. The property combines historic character with numerous recent improvements, including a new roof, new siding in 2025, fresh interior paint, new carpeting, new plumbing, and a newly repaired deck. With 12 parking spaces, this property provides exceptional convenience for tenants and guests. Located close downtown, shopping, restaurants, walking and biking trails and beautiful lakes, location offers strong appeal for variety of prospective tenants. Whether you are looking to add to your portfolio or own a property in a highly convenient location, this triplex offers plenty of potential. Don't miss this opportunity to own a well-located property with significant updates and excellent access to the best of Winona.

Listing courtesy of Exp Realty - Broker (Mercedes Castillo). Description from Realtor.com, MLS #7153429. 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: $420,000
Cash to close: $96,600
Price per unit: $140,000
GRM: 8.6

Each month

Cash flow: −$188/mo
Cash-on-cash: −2.3%
Cap rate: 5.8%
DSCR: 0.92×

Break-even

Price that breaks even: $384,614
Rent that breaks even: $4,298/mo

Long run

Year 30: property vs stocks: $1.55M vs $769K
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$4,050
Vacancy (6%)	−$243
Collected	$3,807
Property tax Listing	−$383
Insurance Estimate	−$333
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$364
Capital reserve (9% of rent)	−$364
Net operating income	$2,047
Mortgage (principal + interest)	−$2,235
Cash flow	−$188
Principal paid down (equity, not cash)	$284

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	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $378,000 of principal by year 30	$0
Plus rental profits, invested at 7%$238,232 of profit by year 30, before investment growth	$392,173
What you'd walk away with	$1,350,457
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($36,297 total by yr 30) investedThe money you'd have put into the building while it lost money	$226,630
What you'd walk away with	$642,259
Building minus stocks	$708,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $378,000 of principal by year 30	$0
Plus rental profits, invested at 7%$98,547 of profit by year 30, before investment growth	$135,476
What you'd walk away with	$1,093,759
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($92,221 total by yr 30) investedThe money you'd have put into the building while it lost money	$502,893
What you'd walk away with	$918,522
Building minus stocks	$175,237

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $369,000 of principal by year 30	$0
Plus rental profits, invested at 7%$254,267 of profit by year 30, before investment growth	$428,394
What you'd walk away with	$1,363,861
If you put the same money in stocks
Cash to close ($53,300) invested at 7%	$405,733
Monthly shortfalls ($30,506 total by yr 30) investedThe money you'd have put into the building while it lost money	$193,237
What you'd walk away with	$598,971
Building minus stocks	$764,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $369,000 of principal by year 30	$0
Plus rental profits, invested at 7%$109,490 of profit by year 30, before investment growth	$153,988
What you'd walk away with	$1,089,455
If you put the same money in stocks
Cash to close ($53,300) invested at 7%	$405,733
Monthly shortfalls ($81,338 total by yr 30) investedThe money you'd have put into the building while it lost money	$451,792
What you'd walk away with	$857,525
Building minus stocks	$231,930

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $336,000 of principal by year 30	$0
Plus rental profits, invested at 7%$318,786 of profit by year 30, before investment growth	$588,584
What you'd walk away with	$1,546,867
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($4,917 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,204
What you'd walk away with	$768,547
Building minus stocks	$778,320

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $336,000 of principal by year 30	$0
Plus rental profits, invested at 7%$155,506 of profit by year 30, before investment growth	$239,365
What you'd walk away with	$1,197,648
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($37,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$216,945
What you'd walk away with	$952,289
Building minus stocks	$245,359

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $328,000 of principal by year 30	$0
Plus rental profits, invested at 7%$335,850 of profit by year 30, before investment growth	$635,110
What you'd walk away with	$1,570,577
If you put the same money in stocks
Cash to close ($94,300) invested at 7%	$717,836
Monthly shortfalls ($2,821 total by yr 30) investedThe money you'd have put into the building while it lost money	$19,399
What you'd walk away with	$737,235
Building minus stocks	$833,342

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $328,000 of principal by year 30	$0
Plus rental profits, invested at 7%$168,118 of profit by year 30, before investment growth	$264,961
What you'd walk away with	$1,200,428
If you put the same money in stocks
Cash to close ($94,300) invested at 7%	$717,836
Monthly shortfalls ($30,697 total by yr 30) investedThe money you'd have put into the building while it lost money	$182,210
What you'd walk away with	$900,046
Building minus stocks	$300,382

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$364,749 of profit by year 30, before investment growth	$717,901
What you'd walk away with	$1,676,184
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($583 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,151
What you'd walk away with	$899,352
Building minus stocks	$776,832

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$189,837 of profit by year 30, before investment growth	$311,270
What you'd walk away with	$1,269,553
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($21,280 total by yr 30) investedThe money you'd have put into the building while it lost money	$130,480
What you'd walk away with	$1,025,682
Building minus stocks	$243,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $307,500 of principal by year 30	$0
Plus rental profits, invested at 7%$382,129 of profit by year 30, before investment growth	$770,310
What you'd walk away with	$1,705,777
If you put the same money in stocks
Cash to close ($114,800) invested at 7%	$873,887
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	$873,887
Building minus stocks	$831,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $307,500 of principal by year 30	$0
Plus rental profits, invested at 7%$203,091 of profit by year 30, before investment growth	$340,971
What you'd walk away with	$1,276,438
If you put the same money in stocks
Cash to close ($114,800) invested at 7%	$873,887
Monthly shortfalls ($16,571 total by yr 30) investedThe money you'd have put into the building while it lost money	$103,621
What you'd walk away with	$977,508
Building minus stocks	$298,930

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 $1.55M, stocks $769K. 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
1555 Homer Rd, Winona	$1,300	3 / 1	1,130	2.8 mi	2025-04-04	Apartment
577 W Main St Unit 15, Hammond	$995	3 / 1	750	38.2 mi	—	Apartment
1155 Felty Ave SE, Rochester	$2,037	3 / 2	1,411	38.5 mi	2025-01-31	Apartment
2111 Wheelock Dr NE, Rochester	$1,700	3 / 2	1,245	38.9 mi	2025-04-09	Apartment
2251 26th St NE, Rochester	$1,715	3 / 2	1,185	38.9 mi	2025-04-10	Apartment
875 21st Ave SE, Rochester	$1,540	3 / 1	1,000	39.1 mi	2025-03-07	Apartment
2016 8 1/2 St SE, Rochester	$1,250	3 / 2	1,100	39.2 mi	2026-02-18	Apartment
110 6th Ave SE, Rochester	$2,000	3 / 1	1,440	40.1 mi	—	Apartment
510 3rd Ave SE, Rochester	$1,674	3 / 2	1,120	40.3 mi	2026-09-24	Apartment
412 14th St SE, Rochester	$1,070	3 / 1	941	40.3 mi	2025-04-19	Apartment

2 bed estimate $1,100/mo · range $1,000–$1,100 · 7 rentals in Winona County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
451 W 8th St, Winona	$1,095	2 / 1	500	0.1 mi	—	Apartment
1555 Homer Rd, Winona	$1,189	2 / 1	1,060	2.8 mi	2025-04-04	Apartment
52 Links Ln, Winona	$995	2 / 1	1,000	2.9 mi	2026-05-27	Apartment
100 Clover Ct, Saint Charles	$879	2 / 1	686	21.2 mi	2026-05-15	Apartment
1112 Oakview Dr Apt 1, Saint Charles	$1,100	2 / 1	750	21.9 mi	—	Apartment
1160 Oakview Dr Apt 9, Saint Charles	$1,100	2 / 1	750	21.9 mi	—	Apartment
1260 Oakview Dr Apt 1, Saint Charles	$1,100	2 / 1	750	22.0 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 376 SANBORN ST W

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.	$4,592
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,999
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. built 1880: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

Status history

2026-10-01New at $420,000

From the listing Listing

Listed as	triplex
Property tax, 2026	$4,592
County	Winona
Parcel number	320007790

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 Winona on rental licensing before you buy.