4625 280th St W

Northfield, MN · View the listing ↗

17 photos

Photos courtesy of Berkshire Hathaway HomeServices Lovejoy Realty, via Realtor.com.

Asking price: $429,000
Monthly cash flow: −$269
Estimated rent: $3,550/mo
Break-even price: $378,478

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: $429,000
Cash to close: $98,670
Price per unit: $214,500
GRM: 10.1

Each month

Cash flow: −$269/mo
Cash-on-cash: −3.3%
Cap rate: 5.6%
DSCR: 0.88×

Break-even

Price that breaks even: $378,478
Rent that breaks even: $3,886/mo

Long run

Year 30: property vs stocks: $1.51M vs $811K
Cash flow turns positive: year 6

Monthly

Monthly breakdown

Rent	$3,550
Vacancy (6%)	−$213
Collected	$3,337
Property tax Listing	−$386
Insurance Estimate	−$210
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$249
Capital reserve (7% of rent)	−$249
Net operating income	$2,014
Mortgage (principal + interest)	−$2,283
Cash flow	−$269
Principal paid down (equity, not cash)	$291

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	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $386,100 of principal by year 30	$0
Plus rental profits, invested at 7%$219,122 of profit by year 30, before investment growth	$349,084
What you'd walk away with	$1,327,902
If you put the same money in stocks
Cash to close ($55,770) invested at 7%	$424,535
Monthly shortfalls ($45,505 total by yr 30) investedThe money you'd have put into the building while it lost money	$278,090
What you'd walk away with	$702,625
Building minus stocks	$625,277

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $386,100 of principal by year 30	$0
Plus rental profits, invested at 7%$100,454 of profit by year 30, before investment growth	$137,183
What you'd walk away with	$1,116,001
If you put the same money in stocks
Cash to close ($55,770) invested at 7%	$424,535
Monthly shortfalls ($98,296 total by yr 30) investedThe money you'd have put into the building while it lost money	$533,352
What you'd walk away with	$957,887
Building minus stocks	$158,114

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $377,100 of principal by year 30	$0
Plus rental profits, invested at 7%$234,231 of profit by year 30, before investment growth	$381,402
What you'd walk away with	$1,337,404
If you put the same money in stocks
Cash to close ($54,470) invested at 7%	$414,640
Monthly shortfalls ($38,787 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,795
What you'd walk away with	$655,434
Building minus stocks	$681,970

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $377,100 of principal by year 30	$0
Plus rental profits, invested at 7%$111,231 of profit by year 30, before investment growth	$155,239
What you'd walk away with	$1,111,241
If you put the same money in stocks
Cash to close ($54,470) invested at 7%	$414,640
Monthly shortfalls ($87,248 total by yr 30) investedThe money you'd have put into the building while it lost money	$481,794
What you'd walk away with	$896,434
Building minus stocks	$214,807

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $343,200 of principal by year 30	$0
Plus rental profits, invested at 7%$297,139 of profit by year 30, before investment growth	$529,516
What you'd walk away with	$1,508,333
If you put the same money in stocks
Cash to close ($98,670) invested at 7%	$751,101
Monthly shortfalls ($9,190 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,330
What you'd walk away with	$811,432
Building minus stocks	$696,901

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $343,200 of principal by year 30	$0
Plus rental profits, invested at 7%$157,755 of profit by year 30, before investment growth	$240,593
What you'd walk away with	$1,219,411
If you put the same money in stocks
Cash to close ($98,670) invested at 7%	$751,101
Monthly shortfalls ($41,265 total by yr 30) investedThe money you'd have put into the building while it lost money	$238,570
What you'd walk away with	$989,671
Building minus stocks	$229,740

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $335,200 of principal by year 30	$0
Plus rental profits, invested at 7%$313,334 of profit by year 30, before investment growth	$571,148
What you'd walk away with	$1,527,150
If you put the same money in stocks
Cash to close ($96,370) invested at 7%	$733,593
Monthly shortfalls ($6,224 total by yr 30) investedThe money you'd have put into the building while it lost money	$41,632
What you'd walk away with	$775,225
Building minus stocks	$751,925

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $335,200 of principal by year 30	$0
Plus rental profits, invested at 7%$170,111 of profit by year 30, before investment growth	$265,267
What you'd walk away with	$1,221,268
If you put the same money in stocks
Cash to close ($96,370) invested at 7%	$733,593
Monthly shortfalls ($34,461 total by yr 30) investedThe money you'd have put into the building while it lost money	$202,913
What you'd walk away with	$936,506
Building minus stocks	$284,762

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $321,750 of principal by year 30	$0
Plus rental profits, invested at 7%$341,822 of profit by year 30, before investment growth	$648,196
What you'd walk away with	$1,627,013
If you put the same money in stocks
Cash to close ($120,120) invested at 7%	$914,384
Monthly shortfalls ($2,497 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,247
What you'd walk away with	$931,631
Building minus stocks	$695,382

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,041,296
Minus 6% selling cost	−$62,478
Minus loan still owedTenants' rent paid down all $321,750 of principal by year 30	$0
Plus rental profits, invested at 7%$192,162 of profit by year 30, before investment growth	$311,512
What you'd walk away with	$1,290,330
If you put the same money in stocks
Cash to close ($120,120) invested at 7%	$914,384
Monthly shortfalls ($24,297 total by yr 30) investedThe money you'd have put into the building while it lost money	$147,726
What you'd walk away with	$1,062,110
Building minus stocks	$228,220

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $314,250 of principal by year 30	$0
Plus rental profits, invested at 7%$358,443 of profit by year 30, before investment growth	$695,617
What you'd walk away with	$1,651,619
If you put the same money in stocks
Cash to close ($117,320) invested at 7%	$893,070
Monthly shortfalls ($1,155 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,109
What you'd walk away with	$901,178
Building minus stocks	$750,441

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,017,023
Minus 6% selling cost	−$61,021
Minus loan still owedTenants' rent paid down all $314,250 of principal by year 30	$0
Plus rental profits, invested at 7%$205,208 of profit by year 30, before investment growth	$340,330
What you'd walk away with	$1,296,331
If you put the same money in stocks
Cash to close ($117,320) invested at 7%	$893,070
Monthly shortfalls ($19,380 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,984
What you'd walk away with	$1,013,054
Building minus stocks	$283,277

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 $1.51M, stocks $811K. 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 $2,225/mo · range $1,900–$2,500 · 53 rentals in Dakota County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
20390 Dodd Blvd, Lakeville	$2,100	3 / 2	—	8.8 mi	2026-07-20	Apartment
11656 207th St W, Lakeville	$2,499	3 / 2	1,348	10.0 mi	2024-04-12	Apartment
20457 Keystone Ave, Lakeville	$2,733	3 / 2.5	1,971	10.2 mi	2025-07-07	Apartment
17400 Glacier Way, Lakeville	$2,387	3 / 2	1,436	10.9 mi	2026-05-19	Apartment
18400 Orchard Trl, Lakeville	$2,675	3 / 2	1,528	11.4 mi	2025-05-01	Apartment
18351 Kenyon Ave, Lakeville	$2,376	3 / 2	1,444	11.7 mi	2024-04-12	Apartment
5076 161st St W, Lakeville	$2,951	3 / 2	1,383	11.8 mi	2025-12-03	Apartment
5181 161st St W, Lakeville	$2,421	3 / 2	1,337	11.9 mi	2025-02-27	Apartment
15899 Elmhurst Ln, Apple Valley	$2,443	3 / 2	1,334	12.0 mi	2026-05-01	Apartment
7472 157th St W, Apple Valley	$1,750	3 / 2	1,340	12.4 mi	2025-04-02	Apartment

2 bed estimate $1,325/mo · range $1,175–$1,925 · 7 rentals within 10 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
951 Ensley Ave, Northfield	$1,300	2 / 1	950	5.2 mi	2025-01-03	Apartment
808 2nd St, Farmington	$1,250	2 / 1	910	6.2 mi	2025-09-03	Apartment
811 8th St, Farmington	$1,155	2 / 1	800	6.2 mi	2026-07-31	Apartment
21405 Dushane Pkwy, Farmington	$2,185	2 / 2.5	1,115	6.6 mi	2025-08-12	Apartment
1920 Roosevelt Dr Apt 50, Northfield	$1,155	2 / 1	910	7.4 mi	—	Apartment
1400 Heritage Dr, Northfield	$1,900	2 / 1	1,055	7.6 mi	2025-01-03	Apartment
11656 207th St W, Lakeville	$1,825	2 / 2	975	10.0 mi	2024-04-12	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 4625 280TH ST W

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 141 days on market

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.	$4,632
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,515
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. "fully renovated" in the description: -1 pts each	7% / 7%

Status history

2026-05-17New at $429,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$4,632
County	Dakota
Parcel number	130360079014

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 Northfield on rental licensing before you buy.