610 8th St SW

Austin, MN · View the listing ↗

Cash flows

69 photos

Photos, via Realtor.com.

Asking price: $219,000
Monthly cash flow: $953
Estimated rent: $3,900/mo
Break-even price: $397,967

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: $219,000
Cash to close: $50,370
Price per unit: $54,750
GRM: 4.7

Each month

Cash flow: $953/mo
Cash-on-cash: 22.7%
Cap rate: 11.6%
DSCR: 1.82×

Break-even

Price that breaks even: $397,967
Rent that breaks even: $2,663/mo

Long run

Year 30: property vs stocks: $2.39M vs $383K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Listing	−$100
Insurance Estimate	−$385
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$312
Capital reserve (9% of rent)	−$351
Net operating income	$2,118
Mortgage (principal + interest)	−$1,166
Cash flow	$953
Principal paid down (equity, not cash)	$148

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	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $197,100 of principal by year 30	$0
Plus rental profits, invested at 7%$688,303 of profit by year 30, before investment growth	$1,688,767
What you'd walk away with	$2,188,443
If you put the same money in stocks
Cash to close ($28,470) invested at 7%	$216,721
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	$216,721
Building minus stocks	$1,971,722

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $197,100 of principal by year 30	$0
Plus rental profits, invested at 7%$499,938 of profit by year 30, before investment growth	$1,175,546
What you'd walk away with	$1,675,222
If you put the same money in stocks
Cash to close ($28,470) invested at 7%	$216,721
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	$216,721
Building minus stocks	$1,458,501

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $188,100 of principal by year 30	$0
Plus rental profits, invested at 7%$710,129 of profit by year 30, before investment growth	$1,758,380
What you'd walk away with	$2,235,240
If you put the same money in stocks
Cash to close ($27,170) invested at 7%	$206,825
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	$206,825
Building minus stocks	$2,028,415

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $188,100 of principal by year 30	$0
Plus rental profits, invested at 7%$521,764 of profit by year 30, before investment growth	$1,245,159
What you'd walk away with	$1,722,019
If you put the same money in stocks
Cash to close ($27,170) invested at 7%	$206,825
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	$206,825
Building minus stocks	$1,515,194

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $175,200 of principal by year 30	$0
Plus rental profits, invested at 7%$746,668 of profit by year 30, before investment growth	$1,892,039
What you'd walk away with	$2,391,716
If you put the same money in stocks
Cash to close ($50,370) invested at 7%	$383,429
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	$383,429
Building minus stocks	$2,008,287

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $175,200 of principal by year 30	$0
Plus rental profits, invested at 7%$558,304 of profit by year 30, before investment growth	$1,378,819
What you'd walk away with	$1,878,495
If you put the same money in stocks
Cash to close ($50,370) invested at 7%	$383,429
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	$383,429
Building minus stocks	$1,495,066

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $167,200 of principal by year 30	$0
Plus rental profits, invested at 7%$765,829 of profit by year 30, before investment growth	$1,952,371
What you'd walk away with	$2,429,231
If you put the same money in stocks
Cash to close ($48,070) invested at 7%	$365,921
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	$365,921
Building minus stocks	$2,063,310

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $167,200 of principal by year 30	$0
Plus rental profits, invested at 7%$577,464 of profit by year 30, before investment growth	$1,439,150
What you'd walk away with	$1,916,010
If you put the same money in stocks
Cash to close ($48,070) invested at 7%	$365,921
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	$365,921
Building minus stocks	$1,550,089

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $164,250 of principal by year 30	$0
Plus rental profits, invested at 7%$772,894 of profit by year 30, before investment growth	$1,974,618
What you'd walk away with	$2,474,294
If you put the same money in stocks
Cash to close ($61,320) invested at 7%	$466,783
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	$466,783
Building minus stocks	$2,007,511

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$531,570
Minus 6% selling cost	−$31,894
Minus loan still owedTenants' rent paid down all $164,250 of principal by year 30	$0
Plus rental profits, invested at 7%$584,530 of profit by year 30, before investment growth	$1,461,397
What you'd walk away with	$1,961,073
If you put the same money in stocks
Cash to close ($61,320) invested at 7%	$466,783
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	$466,783
Building minus stocks	$1,494,290

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $156,750 of principal by year 30	$0
Plus rental profits, invested at 7%$790,858 of profit by year 30, before investment growth	$2,031,178
What you'd walk away with	$2,508,038
If you put the same money in stocks
Cash to close ($58,520) invested at 7%	$445,469
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	$445,469
Building minus stocks	$2,062,569

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$507,298
Minus 6% selling cost	−$30,438
Minus loan still owedTenants' rent paid down all $156,750 of principal by year 30	$0
Plus rental profits, invested at 7%$602,493 of profit by year 30, before investment growth	$1,517,957
What you'd walk away with	$1,994,817
If you put the same money in stocks
Cash to close ($58,520) invested at 7%	$445,469
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	$445,469
Building minus stocks	$1,549,348

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 $2.39M, stocks $383K. 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.

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

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
104 1st St SW, Austin	$700	1 / 1	585	0.5 mi	2026-08-14	Apartment
119 2nd Ave NE Apt 3, Austin	$1,000	1 / 1	650	0.8 mi	2026-09-28	Apartment
704 1st Dr NW, Austin	$1,629	1 / 1	849	0.9 mi	2026-01-26	Apartment
900 14th St NW, Austin	$845	1 / 1	522	1.0 mi	2025-01-03	Apartment
1105 3rd St NW, Austin	$925	1 / 1	522	1.1 mi	2025-07-30	Apartment
139 2nd Ave NE Unit Main, Blooming Prairie	$675	1 / 1	300	14.6 mi	2026-08-15	Apartment
127 Elizabeth Ave, Albert Lea	$725	1 / 1	—	19.1 mi	2026-08-21	Apartment
133 W William St, Albert Lea	$1,000	1 / 1	750	19.2 mi	—	Apartment
710 S Washington Ave, Albert Lea	$650	1 / 1	380	19.3 mi	2026-09-10	Apartment
520th 6th St, Ellendale	$995	1 / 1	717	21.7 mi	2025-11-05	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 610 8TH ST SW

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 209 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 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.	$1,196
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,622
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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 1900: +1 pt capital reserve	8% / 9%

Status history

2026-03-10New at $219,000

From the listing Listing

Listed as	four plex
Property tax, 2026	$1,196
County	Mower
Parcel number	345650140

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 Austin on rental licensing before you buy.