723 6th St

International Falls, MN · View the listing ↗

Cash flows

26 photos

Photos courtesy of Island View Realty, via Realtor.com.

Asking price: $134,900
Monthly cash flow: $393
Estimated rent: $2,200/mo
Break-even price: $208,654

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: $134,900
Cash to close: $31,027
Price per unit: $67,450
GRM: 5.1

Each month

Cash flow: $393/mo
Cash-on-cash: 15.2%
Cap rate: 9.9%
DSCR: 1.55×

Break-even

Price that breaks even: $208,654
Rent that breaks even: $1,697/mo

Long run

Year 30: property vs stocks: $1.17M vs $236K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,200
Vacancy (6%)	−$132
Collected	$2,068
Property tax Listing	−$198
Insurance Estimate	−$177
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$176
Capital reserve (8% of rent)	−$176
Net operating income	$1,111
Mortgage (principal + interest)	−$718
Cash flow	$393
Principal paid down (equity, not cash)	$91

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	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $121,410 of principal by year 30	$0
Plus rental profits, invested at 7%$310,178 of profit by year 30, before investment growth	$732,609
What you'd walk away with	$1,040,401
If you put the same money in stocks
Cash to close ($17,537) invested at 7%	$133,496
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	$133,496
Building minus stocks	$906,905

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $121,410 of principal by year 30	$0
Plus rental profits, invested at 7%$203,922 of profit by year 30, before investment growth	$443,100
What you'd walk away with	$750,891
If you put the same money in stocks
Cash to close ($17,537) invested at 7%	$133,496
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	$133,496
Building minus stocks	$617,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $112,410 of principal by year 30	$0
Plus rental profits, invested at 7%$332,004 of profit by year 30, before investment growth	$802,222
What you'd walk away with	$1,087,197
If you put the same money in stocks
Cash to close ($16,237) invested at 7%	$123,600
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	$123,600
Building minus stocks	$963,597

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $112,410 of principal by year 30	$0
Plus rental profits, invested at 7%$225,747 of profit by year 30, before investment growth	$512,713
What you'd walk away with	$797,688
If you put the same money in stocks
Cash to close ($16,237) invested at 7%	$123,600
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	$123,600
Building minus stocks	$674,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $107,920 of principal by year 30	$0
Plus rental profits, invested at 7%$346,130 of profit by year 30, before investment growth	$857,821
What you'd walk away with	$1,165,613
If you put the same money in stocks
Cash to close ($31,027) invested at 7%	$236,185
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	$236,185
Building minus stocks	$929,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $107,920 of principal by year 30	$0
Plus rental profits, invested at 7%$239,874 of profit by year 30, before investment growth	$568,312
What you'd walk away with	$876,103
If you put the same money in stocks
Cash to close ($31,027) invested at 7%	$236,185
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	$236,185
Building minus stocks	$639,918

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $99,920 of principal by year 30	$0
Plus rental profits, invested at 7%$365,291 of profit by year 30, before investment growth	$918,152
What you'd walk away with	$1,203,128
If you put the same money in stocks
Cash to close ($28,727) invested at 7%	$218,677
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	$218,677
Building minus stocks	$984,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $99,920 of principal by year 30	$0
Plus rental profits, invested at 7%$259,034 of profit by year 30, before investment growth	$628,643
What you'd walk away with	$913,618
If you put the same money in stocks
Cash to close ($28,727) invested at 7%	$218,677
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	$218,677
Building minus stocks	$694,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $101,175 of principal by year 30	$0
Plus rental profits, invested at 7%$362,285 of profit by year 30, before investment growth	$908,688
What you'd walk away with	$1,216,479
If you put the same money in stocks
Cash to close ($37,772) invested at 7%	$287,530
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	$287,530
Building minus stocks	$928,949

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$327,438
Minus 6% selling cost	−$19,646
Minus loan still owedTenants' rent paid down all $101,175 of principal by year 30	$0
Plus rental profits, invested at 7%$256,028 of profit by year 30, before investment growth	$619,179
What you'd walk away with	$926,970
If you put the same money in stocks
Cash to close ($37,772) invested at 7%	$287,530
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	$287,530
Building minus stocks	$639,440

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $93,675 of principal by year 30	$0
Plus rental profits, invested at 7%$380,248 of profit by year 30, before investment growth	$965,248
What you'd walk away with	$1,250,224
If you put the same money in stocks
Cash to close ($34,972) invested at 7%	$266,216
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	$266,216
Building minus stocks	$984,008

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$303,165
Minus 6% selling cost	−$18,190
Minus loan still owedTenants' rent paid down all $93,675 of principal by year 30	$0
Plus rental profits, invested at 7%$273,992 of profit by year 30, before investment growth	$675,739
What you'd walk away with	$960,714
If you put the same money in stocks
Cash to close ($34,972) invested at 7%	$266,216
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	$266,216
Building minus stocks	$694,498

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 $1.17M, stocks $236K. 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 $1,000/mo · range $850–$1,300 · 357 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
324 Front St, Littlefork	$663	1 / 1	676	15.6 mi	2024-10-26	Apartment
12244 2nd St, Northome	$663	1 / 1	676	64.2 mi	2024-10-26	Apartment
201 N 5th Ave, Virginia	$882	1 / 1	—	84.5 mi	2026-02-01	Apartment
406 S 4th Ave W Apt 204, Virginia	$940	1 / 1	368	84.8 mi	2026-09-17	Apartment
606 7th St S Unit 2, Virginia	$880	1 / 1	—	84.9 mi	—	Apartment
604 7th St S Unit 2, Virginia	$850	1 / 1	—	84.9 mi	—	Apartment
600 E 40th St, Hibbing	$995	1 / 1	599	85.6 mi	2025-04-16	Apartment
1022 Comstock Dr, Deer River	$624	1 / 1	550	88.5 mi	2024-11-12	Apartment
100 N Van Buren Ave, Eveleth	$1,050	1 / 1	675	88.6 mi	—	Apartment
109 3rd Ave, Bovey	$624	1 / 1	550	90.0 mi	2024-11-12	Apartment

2 bed estimate $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
325 Summit Ave W Apt 202, Blackduck	$1,000	2 / 1	—	80.0 mi	2026-09-28	Apartment
8515 Parkvilla Dr, Mountain Iron	$1,295	2 / 1	928	83.8 mi	—	Apartment
100 Southview Dr, Hibbing	$990	2 / 1	792	83.9 mi	—	Apartment
201 N 5th Ave, Virginia	$958	2 / 1	—	84.5 mi	2026-02-01	Apartment
206 S 4th Ave E Unit 104, Virginia	$995	2 / 1	—	84.7 mi	—	Apartment
707 S 5th Ave Apt 3, Virginia	$995	2 / 1	—	84.9 mi	2026-04-08	Apartment
3505 9th Ave W, Hibbing	$748	2 / 1	627	85.0 mi	2024-11-16	Apartment
600 E 40th St, Hibbing	$1,170	2 / 1	860	85.6 mi	2025-04-16	Apartment
110 Anderson Dr # 44, Virginia	$1,065	2 / 1	850	86.9 mi	—	Apartment
300 15th Ave W, Eveleth	$1,047	2 / 1	900	87.9 mi	2025-01-03	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 723 6TH ST

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 242 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.	$2,376
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,130
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%

Status history

2026-02-05New at $134,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$2,376
County	Koochiching
Parcel number	9200757010

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 International Falls on rental licensing before you buy.