519 S 9th St

Brainerd, MN · View the listing ↗

Cash flows

27 photos

Photos courtesy of KELLER WILLIAMS REALTY BRAINERD LAK - Broker, via Realtor.com.

Asking price: $209,900
Monthly cash flow: $50
Estimated rent: $2,225/mo
Break-even price: $219,289

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: $209,900
Cash to close: $48,277
Price per unit: $104,950
GRM: 7.9

Each month

Cash flow: $50/mo
Cash-on-cash: 1.2%
Cap rate: 6.7%
DSCR: 1.04×

Break-even

Price that breaks even: $219,289
Rent that breaks even: $2,160/mo

Long run

Year 30: property vs stocks: $978K vs $367K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,225
Vacancy (6%)	−$134
Collected	$2,092
Property tax Listing	−$119
Insurance Estimate	−$197
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$178
Capital reserve (9% of rent)	−$200
Net operating income	$1,167
Mortgage (principal + interest)	−$1,117
Cash flow	$50
Principal paid down (equity, not cash)	$142

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	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $188,910 of principal by year 30	$0
Plus rental profits, invested at 7%$189,291 of profit by year 30, before investment growth	$353,920
What you'd walk away with	$832,834
If you put the same money in stocks
Cash to close ($27,287) invested at 7%	$207,716
Monthly shortfalls ($7,605 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,889
What you'd walk away with	$257,604
Building minus stocks	$575,230

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $188,910 of principal by year 30	$0
Plus rental profits, invested at 7%$97,795 of profit by year 30, before investment growth	$153,991
What you'd walk away with	$632,904
If you put the same money in stocks
Cash to close ($27,287) invested at 7%	$207,716
Monthly shortfalls ($23,573 total by yr 30) investedThe money you'd have put into the building while it lost money	$142,758
What you'd walk away with	$350,474
Building minus stocks	$282,430

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $179,910 of principal by year 30	$0
Plus rental profits, invested at 7%$207,972 of profit by year 30, before investment growth	$403,266
What you'd walk away with	$859,364
If you put the same money in stocks
Cash to close ($25,987) invested at 7%	$197,820
Monthly shortfalls ($4,461 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,622
What you'd walk away with	$227,441
Building minus stocks	$631,923

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $179,910 of principal by year 30	$0
Plus rental profits, invested at 7%$112,937 of profit by year 30, before investment growth	$186,487
What you'd walk away with	$642,584
If you put the same money in stocks
Cash to close ($25,987) invested at 7%	$197,820
Monthly shortfalls ($16,890 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,641
What you'd walk away with	$303,461
Building minus stocks	$339,123

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $167,920 of principal by year 30	$0
Plus rental profits, invested at 7%$237,626 of profit by year 30, before investment growth	$498,858
What you'd walk away with	$977,771
If you put the same money in stocks
Cash to close ($48,277) invested at 7%	$367,497
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	$367,497
Building minus stocks	$610,274

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $167,920 of principal by year 30	$0
Plus rental profits, invested at 7%$135,175 of profit by year 30, before investment growth	$238,757
What you'd walk away with	$717,670
If you put the same money in stocks
Cash to close ($48,277) invested at 7%	$367,497
Monthly shortfalls ($5,014 total by yr 30) investedThe money you'd have put into the building while it lost money	$32,698
What you'd walk away with	$400,195
Building minus stocks	$317,475

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $159,920 of principal by year 30	$0
Plus rental profits, invested at 7%$256,787 of profit by year 30, before investment growth	$559,189
What you'd walk away with	$1,015,286
If you put the same money in stocks
Cash to close ($45,977) invested at 7%	$349,989
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	$349,989
Building minus stocks	$665,297

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $159,920 of principal by year 30	$0
Plus rental profits, invested at 7%$151,452 of profit by year 30, before investment growth	$280,834
What you'd walk away with	$736,931
If you put the same money in stocks
Cash to close ($45,977) invested at 7%	$349,989
Monthly shortfalls ($2,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,444
What you'd walk away with	$364,433
Building minus stocks	$372,498

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $157,425 of principal by year 30	$0
Plus rental profits, invested at 7%$262,762 of profit by year 30, before investment growth	$578,005
What you'd walk away with	$1,056,918
If you put the same money in stocks
Cash to close ($58,772) invested at 7%	$447,387
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	$447,387
Building minus stocks	$609,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$509,482
Minus 6% selling cost	−$30,569
Minus loan still owedTenants' rent paid down all $157,425 of principal by year 30	$0
Plus rental profits, invested at 7%$156,794 of profit by year 30, before investment growth	$295,461
What you'd walk away with	$774,375
If you put the same money in stocks
Cash to close ($58,772) invested at 7%	$447,387
Monthly shortfalls ($1,496 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,256
What you'd walk away with	$457,643
Building minus stocks	$316,732

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $149,925 of principal by year 30	$0
Plus rental profits, invested at 7%$280,726 of profit by year 30, before investment growth	$634,565
What you'd walk away with	$1,090,662
If you put the same money in stocks
Cash to close ($55,972) invested at 7%	$426,073
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	$426,073
Building minus stocks	$664,589

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$485,210
Minus 6% selling cost	−$29,113
Minus loan still owedTenants' rent paid down all $149,925 of principal by year 30	$0
Plus rental profits, invested at 7%$173,484 of profit by year 30, before investment growth	$343,349
What you'd walk away with	$799,446
If you put the same money in stocks
Cash to close ($55,972) invested at 7%	$426,073
Monthly shortfalls ($222 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,583
What you'd walk away with	$427,656
Building minus stocks	$371,790

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 $978K, stocks $367K. 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 $1,250/mo · range $975–$1,550 · 6 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
916 S 8th St, Brainerd	$1,060	2 / 1	776	0.3 mi	2024-04-15	Apartment
922 Broadway St, Brainerd	$995	2 / 1	—	0.3 mi	2026-03-04	Apartment
1509 Norwood St, Brainerd	$895	2 / 1	—	0.5 mi	2026-09-07	Apartment
2100 Breilly Ct Unit 2219, Brainerd	$1,449	2 / 1	—	0.9 mi	—	Apartment
623 28th St SE, Brainerd	$1,550	2 / 2	964	1.4 mi	2026-02-05	Apartment
941 28th St SE, Brainerd	$1,550	2 / 2	964	1.4 mi	—	Apartment

1 bed estimate $975/mo · range $825–$1,250 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
214 S 8th St, Brainerd	$620	1 / 1	—	0.3 mi	2025-09-05	Apartment
616 1/2 Front St, Brainerd	$625	1 / 1	—	0.3 mi	2026-07-28	Apartment
101 SW Thompson St, Verndale	$890	1 / 1	550	39.3 mi	2025-10-10	Apartment
222 1st Ave NE Apt 5, Eagle Bend	$895	1 / 1	550	42.1 mi	2026-04-20	Apartment
220 11th St NW, Milaca	$795	1 / 1	—	48.1 mi	2026-10-02	Apartment
207 Cedar St NE, Remer	$742	1 / 1	550	50.5 mi	2025-02-17	Apartment
201 5th Ave E, Sartell	$840	1 / 1	586	50.9 mi	2026-03-10	Apartment
1333 13th Street Cir Apt 101, Sauk Rapids	$850	1 / 1	750	51.6 mi	—	Apartment
720 Roberts Rd, Sartell	$1,265	1 / 1	717	52.0 mi	2026-09-02	Apartment
1531 7th Ave S, Sartell	$1,265	1 / 1	730	52.2 mi	2025-05-02	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 519 9TH ST S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 184 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.	$1,426
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,367
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 1888: +1 pt capital reserve	8% / 9%

Status history

2026-04-04New at $209,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$1,426
County	Crow Wing
Parcel number	41240987

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 Brainerd on rental licensing before you buy.