Minneapolis › Windom

5820 Nicollet Ave

Minneapolis, MN · Windom · Find the listing ↗

Far off

Asking price: $430,000
Monthly cash flow: −$1,141
Estimated rent: $2,700/mo
Break-even price: $215,647

Adjust these numbers in the calculator See the full breakdown

The numbers

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

Estimated rent per unit Estimate

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

Rough screening estimate from bedroom count only ($750 + $300 per bedroom, ±15%). Not comparable-rental data; a RentCast estimate replaces it for the top candidates. Confidence: low.

Rent rules: No rent cap.

Price: $430,000
Monthly cash flow: −$1,141
Cash to close: $98,900
Cap rate: 3.2%
Cash-on-cash: −13.8%
DSCR: 0.50×
GRM: 13.3
Price per unit: $215,000
Price that breaks even: $215,647
Rent that breaks even: $4,163/mo
Cash flow turns positive: year 29
Year 30: property vs stocks: $982K vs $1.65M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$537
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$1,148
Mortgage (principal + interest)	−$2,289
Cash flow	−$1,141
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: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $982K, stocks $1.65M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $387,000 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	$981,099
If you put the same money in stocks
Cash to close ($55,900) invested at 7%	$425,525
Monthly shortfalls ($329,785 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,296,262
What you'd walk away with	$1,721,787
Building minus stocks	−$740,688

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $387,000 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	$981,099
If you put the same money in stocks
Cash to close ($55,900) invested at 7%	$425,525
Monthly shortfalls ($460,191 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,651,569
What you'd walk away with	$2,077,094
Building minus stocks	−$1,095,995

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$958,283
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($307,959 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,226,649
What you'd walk away with	$1,642,278
Building minus stocks	−$683,995

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$958,283
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($438,365 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,581,955
What you'd walk away with	$1,997,585
Building minus stocks	−$1,039,302

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $344,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,136 of profit by year 30, before investment growth	$1,152
What you'd walk away with	$982,251
If you put the same money in stocks
Cash to close ($98,900) invested at 7%	$752,852
Monthly shortfalls ($216,322 total by yr 30) investedThe money you'd have put into the building while it lost money	$898,294
What you'd walk away with	$1,651,146
Building minus stocks	−$668,895

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $344,000 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	$981,099
If you put the same money in stocks
Cash to close ($98,900) invested at 7%	$752,852
Monthly shortfalls ($345,592 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,252,449
What you'd walk away with	$2,005,301
Building minus stocks	−$1,024,202

	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%$2,615 of profit by year 30, before investment growth	$2,704
What you'd walk away with	$960,988
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($198,640 total by yr 30) investedThe money you'd have put into the building while it lost money	$839,516
What you'd walk away with	$1,574,860
Building minus stocks	−$613,872

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$958,283
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($326,432 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,192,118
What you'd walk away with	$1,927,462
Building minus stocks	−$969,179

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $322,500 of principal by year 30	$0
Plus rental profits, invested at 7%$6,476 of profit by year 30, before investment growth	$6,939
What you'd walk away with	$988,039
If you put the same money in stocks
Cash to close ($120,400) invested at 7%	$916,516
Monthly shortfalls ($170,168 total by yr 30) investedThe money you'd have put into the building while it lost money	$741,942
What you'd walk away with	$1,658,457
Building minus stocks	−$670,418

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,043,723
Minus 6% selling cost	−$62,623
Minus loan still owedTenants' rent paid down all $322,500 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	$981,099
If you put the same money in stocks
Cash to close ($120,400) invested at 7%	$916,516
Monthly shortfalls ($294,098 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,090,309
What you'd walk away with	$2,006,825
Building minus stocks	−$1,025,726

	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%$9,462 of profit by year 30, before investment growth	$10,372
What you'd walk away with	$968,656
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($155,191 total by yr 30) investedThe money you'd have put into the building while it lost money	$688,814
What you'd walk away with	$1,584,015
Building minus stocks	−$615,359

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$958,283
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($276,135 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,033,749
What you'd walk away with	$1,928,950
Building minus stocks	−$970,667

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.

Red flags and opportunities

Watch for

mediumAsking is $214,353 above the price where cash flow breaks even ($215,647) at the default scenario. Based on: Derived: price $430,000 vs. break-even $215,647
low$68 in special assessments on the current tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Hennepin County parcel 2202824310121: special assessments (current) = $67.61

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 Public recordHennepin County record, current payable year (non-homestead)	$6,439
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,300
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. base rate	8% / 8%

County record Public record

Recorded as	duplex
Living units	2
Year built	1947
Market value (2026)	$340,400
Property tax	$6,439
Special assessments	$68
Homestead	no
Last sale	2019-12-01 · $302,000

Source: Hennepin County parcel records.

City rental license

CHOWN: 2 unit(s), Tier 1, status active, renews 2027-03-01.

Nearest highway

I 35W, about 264 m away.

Crime in Windom

153 incidents in the last 12 months (30 per 1,000 residents), −16% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).

Status history

2026-05-14New at $430,000