418 11th Ave SE

Rochester, MN · View the listing ↗

Overpriced

14 photos

Photos, via Realtor.com.

Asking price: $249,900
Monthly cash flow: −$431
Estimated rent: $2,100/mo
Break-even price: $168,883

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: $249,900
Cash to close: $57,477
Price per unit: $124,950
GRM: 9.9

Each month

Cash flow: −$431/mo
Cash-on-cash: −9.0%
Cap rate: 4.3%
DSCR: 0.68×

Break-even

Price that breaks even: $168,883
Rent that breaks even: $2,660/mo

Long run

Year 30: property vs stocks: $630K vs $673K
Cash flow turns positive: year 17

Monthly

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Listing	−$290
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (9% of rent)	−$189
Net operating income	$899
Mortgage (principal + interest)	−$1,330
Cash flow	−$431
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	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$21,098 of profit by year 30, before investment growth	$25,395
What you'd walk away with	$595,574
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($88,235 total by yr 30) investedThe money you'd have put into the building while it lost money	$432,972
What you'd walk away with	$680,271
Building minus stocks	−$84,697

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$570,179
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($168,564 total by yr 30) investedThe money you'd have put into the building while it lost money	$683,927
What you'd walk away with	$931,226
Building minus stocks	−$361,047

	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%$28,446 of profit by year 30, before investment growth	$35,650
What you'd walk away with	$583,013
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($73,757 total by yr 30) investedThe money you'd have put into the building while it lost money	$373,614
What you'd walk away with	$611,018
Building minus stocks	−$28,005

	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%$95 of profit by year 30, before investment growth	$95
What you'd walk away with	$547,458
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($146,834 total by yr 30) investedThe money you'd have put into the building while it lost money	$614,409
What you'd walk away with	$851,812
Building minus stocks	−$304,354

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$44,433 of profit by year 30, before investment growth	$60,060
What you'd walk away with	$630,239
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
Monthly shortfalls ($44,970 total by yr 30) investedThe money you'd have put into the building while it lost money	$235,684
What you'd walk away with	$673,214
Building minus stocks	−$42,975

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$3,148 of profit by year 30, before investment growth	$3,349
What you'd walk away with	$573,527
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
Monthly shortfalls ($105,111 total by yr 30) investedThe money you'd have put into the building while it lost money	$455,322
What you'd walk away with	$892,852
Building minus stocks	−$319,325

	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%$53,925 of profit by year 30, before investment growth	$75,896
What you'd walk away with	$623,258
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($35,301 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,188
What you'd walk away with	$611,209
Building minus stocks	$12,049

	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%$6,290 of profit by year 30, before investment growth	$6,965
What you'd walk away with	$554,328
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($89,093 total by yr 30) investedThe money you'd have put into the building while it lost money	$398,608
What you'd walk away with	$818,629
Building minus stocks	−$264,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$59,721 of profit by year 30, before investment growth	$86,065
What you'd walk away with	$656,243
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
Monthly shortfalls ($30,331 total by yr 30) investedThe money you'd have put into the building while it lost money	$167,459
What you'd walk away with	$700,103
Building minus stocks	−$43,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$8,557 of profit by year 30, before investment growth	$9,702
What you'd walk away with	$579,881
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
Monthly shortfalls ($80,594 total by yr 30) investedThe money you'd have put into the building while it lost money	$367,446
What you'd walk away with	$900,091
Building minus stocks	−$320,210

	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%$70,180 of profit by year 30, before investment growth	$105,413
What you'd walk away with	$652,775
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($22,826 total by yr 30) investedThe money you'd have put into the building while it lost money	$130,246
What you'd walk away with	$641,576
Building minus stocks	$11,199

	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%$13,130 of profit by year 30, before investment growth	$15,498
What you'd walk away with	$562,861
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($67,203 total by yr 30) investedThe money you'd have put into the building while it lost money	$316,682
What you'd walk away with	$828,012
Building minus stocks	−$265,151

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 $630K, stocks $673K. Stocks win.

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 $1,100/mo · range $950–$1,375 · 6 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
517 5th Ave SE, Rochester	$1,350	2 / 1	1,074	0.4 mi	2026-07-31	Apartment
322 6th St SE Apt 1, Rochester	$1,100	2 / 1	800	0.5 mi	—	Apartment
1614 8 1/2 St SE Apt C, Rochester	$1,100	2 / 1	795	0.5 mi	—	Duplex triplex
1532 10th St SE, Rochester	$945	2 / 1	750	0.6 mi	2026-01-16	Apartment
1609 10th St SE, Rochester	$945	2 / 1	800	0.6 mi	2026-06-15	Apartment
211 1st St NE, Rochester	$1,445	2 / 2	868	0.7 mi	2025-07-10	Apartment

1 bed estimate $1,000/mo · range $850–$1,275 · 6 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
123 11th Ave SE Apt 5, Rochester	$885	1 / 1	800	0.2 mi	—	Apartment
725 7th Ave SE Apt 2, Rochester	$825	1 / 1	838	0.4 mi	—	Apartment
510 3rd Ave SE, Rochester	$1,102	1 / 1	655	0.5 mi	2026-09-24	Apartment
519 E Center St, Rochester	$1,250	1 / 1	667	0.5 mi	2026-08-12	Apartment
1532 10th St SE, Rochester	$845	1 / 1	650	0.6 mi	2026-01-16	Apartment
211 1st St NE, Rochester	$1,345	1 / 1	602	0.7 mi	2025-07-10	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 418 11TH AVE SE
mediumAsking is $81,017 above the price where cash flow breaks even ($168,883) at the default scenario. Based on: Derived: price $249,900 vs. break-even $168,883

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.	$3,486
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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 1915: +1 pt capital reserve	8% / 9%

Status history

2026-07-15New at $249,900

From the listing Listing

Listed as	duplex other
Property tax, 2025	$3,486
County	Olmsted
Parcel number	640112000997

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 Rochester on rental licensing before you buy.