400 Riverside Ave

Park Rapids, MN · View the listing ↗

Cash flows

26 photos

Photos, via Realtor.com.

Asking price: $239,900
Monthly cash flow: $299
Estimated rent: $3,000/mo
Break-even price: $296,071

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: $239,900
Cash to close: $55,177
Price per unit: $119,950
GRM: 6.7

Each month

Cash flow: $299/mo
Cash-on-cash: 6.5%
Cap rate: 7.9%
DSCR: 1.23×

Break-even

Price that breaks even: $296,071
Rent that breaks even: $2,612/mo

Long run

Year 30: property vs stocks: $1.48M vs $420K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Listing	−$273
Insurance Estimate	−$231
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,576
Mortgage (principal + interest)	−$1,277
Cash flow	$299
Principal paid down (equity, not cash)	$162

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	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$340,383 of profit by year 30, before investment growth	$713,552
What you'd walk away with	$1,260,915
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
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	$237,403
Building minus stocks	$1,023,512

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$204,821 of profit by year 30, before investment growth	$379,894
What you'd walk away with	$927,257
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($9,333 total by yr 30) investedThe money you'd have put into the building while it lost money	$61,127
What you'd walk away with	$298,531
Building minus stocks	$628,726

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$362,209 of profit by year 30, before investment growth	$783,165
What you'd walk away with	$1,307,711
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
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	$227,507
Building minus stocks	$1,080,204

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$223,503 of profit by year 30, before investment growth	$429,240
What you'd walk away with	$953,786
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($6,189 total by yr 30) investedThe money you'd have put into the building while it lost money	$40,860
What you'd walk away with	$268,368
Building minus stocks	$685,418

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$404,319 of profit by year 30, before investment growth	$936,224
What you'd walk away with	$1,483,586
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
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	$420,021
Building minus stocks	$1,063,565

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$259,423 of profit by year 30, before investment growth	$541,438
What you'd walk away with	$1,088,801
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
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	$420,021
Building minus stocks	$668,780

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$423,480 of profit by year 30, before investment growth	$996,555
What you'd walk away with	$1,521,101
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
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	$402,513
Building minus stocks	$1,118,588

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$278,584 of profit by year 30, before investment growth	$601,770
What you'd walk away with	$1,126,316
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
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	$402,513
Building minus stocks	$723,803

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$433,048 of profit by year 30, before investment growth	$1,026,683
What you'd walk away with	$1,574,045
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
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	$511,330
Building minus stocks	$1,062,715

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$288,152 of profit by year 30, before investment growth	$631,897
What you'd walk away with	$1,179,260
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
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	$511,330
Building minus stocks	$667,930

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$451,011 of profit by year 30, before investment growth	$1,083,243
What you'd walk away with	$1,607,789
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$1,117,773

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$306,116 of profit by year 30, before investment growth	$688,458
What you'd walk away with	$1,213,004
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$722,988

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 $1.48M, stocks $420K. 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 $1,500/mo · range $1,300–$1,725 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
823 Doberman Ct SE, Bemidji	$1,295	3 / 2	900	38.2 mi	2026-06-12	Apartment
301 15th St NW, Bemidji	$1,295	3 / 1	762	39.8 mi	2026-06-12	Apartment
1400 8th St NE, Staples	$800	3 / 1	—	39.9 mi	2026-03-06	Apartment
1632 Bemidji Ave N, Bemidji	$1,800	3 / 1	—	40.0 mi	2026-07-09	Apartment
23684 County Road 4, Nisswa	$1,265	3 / 2	—	50.6 mi	2026-07-24	Apartment
14306 Forest Dr, Baxter	$2,355	3 / 2.5	1,415	54.3 mi	2026-05-19	Apartment
520 3rd St NW, Pelican Rapids	$1,395	3 / 1	950	54.5 mi	2025-01-07	Apartment
27356 Ross Lake Rd, Aitkin	$1,350	3 / 2	—	60.5 mi	2026-08-13	Apartment
325 Summit Ave W Apt 104, Blackduck	$1,200	3 / 1	—	60.6 mi	2026-09-28	Apartment
1560 Hartford St, Hawley	$1,325	3 / 2	1,311	60.6 mi	2026-09-17	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 400 RIVERSIDE AVE

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.	$3,276
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,774
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 1901: +1 pt capital reserve	8% / 9%

Status history

2026-07-27New at $239,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,276
County	Hubbard
Parcel number	322504200

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 Park Rapids on rental licensing before you buy.