802 Le Hillier St

Mankato, MN · View the listing ↗

Cash flows

14 photos

Photos, via Realtor.com.

Asking price: $249,900
Monthly cash flow: $408
Estimated rent: $3,125/mo
Break-even price: $326,488

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: $249,900
Cash to close: $57,477
Price per unit: $124,950
GRM: 6.7

Each month

Cash flow: $408/mo
Cash-on-cash: 8.5%
Cap rate: 8.3%
DSCR: 1.31×

Break-even

Price that breaks even: $326,488
Rent that breaks even: $2,602/mo

Long run

Year 30: property vs stocks: $1.70M vs $438K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,125
Vacancy (6%)	−$188
Collected	$2,938
Property tax Listing	−$267
Insurance Estimate	−$203
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$250
Capital reserve (8% of rent)	−$250
Net operating income	$1,738
Mortgage (principal + interest)	−$1,330
Cash flow	$408
Principal paid down (equity, not cash)	$169

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	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$412,653 of profit by year 30, before investment growth	$898,929
What you'd walk away with	$1,469,107
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
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	$247,299
Building minus stocks	$1,221,808

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $224,910 of principal by year 30	$0
Plus rental profits, invested at 7%$266,587 of profit by year 30, before investment growth	$520,163
What you'd walk away with	$1,090,342
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($4,868 total by yr 30) investedThe money you'd have put into the building while it lost money	$32,470
What you'd walk away with	$279,769
Building minus stocks	$810,573

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$434,479 of profit by year 30, before investment growth	$968,542
What you'd walk away with	$1,515,904
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
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	$237,403
Building minus stocks	$1,278,501

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$285,597 of profit by year 30, before investment growth	$571,416
What you'd walk away with	$1,118,778
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($2,052 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,109
What you'd walk away with	$251,513
Building minus stocks	$867,265

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$479,253 of profit by year 30, before investment growth	$1,130,882
What you'd walk away with	$1,701,060
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
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	$437,530
Building minus stocks	$1,263,530

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $199,920 of principal by year 30	$0
Plus rental profits, invested at 7%$328,320 of profit by year 30, before investment growth	$719,647
What you'd walk away with	$1,289,826
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
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	$437,530
Building minus stocks	$852,296

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$498,414 of profit by year 30, before investment growth	$1,191,213
What you'd walk away with	$1,738,575
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
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	$420,021
Building minus stocks	$1,318,554

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$347,481 of profit by year 30, before investment growth	$779,978
What you'd walk away with	$1,327,340
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
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	$420,021
Building minus stocks	$907,319

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$509,180 of profit by year 30, before investment growth	$1,225,112
What you'd walk away with	$1,795,290
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
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	$532,645
Building minus stocks	$1,262,645

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,573
Minus 6% selling cost	−$36,394
Minus loan still owedTenants' rent paid down all $187,425 of principal by year 30	$0
Plus rental profits, invested at 7%$358,247 of profit by year 30, before investment growth	$813,877
What you'd walk away with	$1,384,055
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
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	$532,645
Building minus stocks	$851,410

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$527,143 of profit by year 30, before investment growth	$1,281,672
What you'd walk away with	$1,829,034
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
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	$511,330
Building minus stocks	$1,317,704

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$376,210 of profit by year 30, before investment growth	$870,437
What you'd walk away with	$1,417,800
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
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	$511,330
Building minus stocks	$906,470

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 $1.70M, stocks $438K. 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.

4 bed estimate $1,575/mo · range $1,350–$1,975 · 33 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
224 James Ave, Mankato	$1,979	4 / 2	1,700	1.8 mi	2026-03-03	Apartment
216 James Ave, Mankato	$2,200	4 / 2	1,200	1.8 mi	2026-04-16	Apartment
526 S 2nd St Apt 1, Mankato	$2,475	5 / 2	—	1.9 mi	2022-11-15	Apartment
526 S 2nd St Apt 3, Mankato	$1,980	4 / 2	—	1.9 mi	2026-10-01	Apartment
520 S 2nd St, Mankato	$2,080	4 / 1	1,525	1.9 mi	2026-06-01	Apartment
422 Division St S, Northfield	$2,800	4 / 2	1,567	48.3 mi	2026-01-30	Apartment
2998 Rivers Ridge Dr, Red Wing	$2,190	4 / 3.5	2,607	77.6 mi	2026-07-25	Apartment
1730 Restoration Rd SW, Rochester	$1,948	4 / 2	1,494	78.5 mi	2026-08-28	Apartment
826 21st Ave SE, Rochester	$1,395	4 / 2	1,240	80.5 mi	2026-04-30	Apartment
A 1501 7th Ave S Unit 103, Saint Cloud	$1,450	4 / 2	—	96.2 mi	2025-07-09	Apartment

3 bed estimate $1,550/mo · range $1,200–$1,700 · 8 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
226 Marcy /Lower 3 Bed St Unit Main, Mankato	$1,485	3 / 1	1,402	0.9 mi	2025-03-25	Apartment
117 Cherry St, Mankato	$1,640	3 / 1	950	1.9 mi	2026-06-20	Apartment
120 Locust St Apt 7, Mankato	$1,148	3 / 2	—	2.3 mi	2024-05-02	Apartment
140 Homestead Rd, Mankato	$1,208	3 / 1	1,054	2.7 mi	2026-04-03	Apartment
1027 E Main St Unit 2, Mankato	$1,200	3 / 1	995	2.7 mi	2025-07-15	Duplex triplex
200 Briargate Rd, Mankato	$1,719	3 / 2	1,285	2.8 mi	2025-08-05	Apartment
340 Stadium Rd, Mankato	$1,600	3 / 1	1,025	2.8 mi	2026-03-07	Apartment
2140 Rolling Green Trl Unit 2134, North Mankato	$1,975	3 / 2	1,652	2.8 mi	2024-04-16	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 802 LE HILLIER ST

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 116 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.	$3,200
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,438
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

2026-06-11New at $249,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,200
County	Blue Earth
Parcel number	R500814379001

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 Mankato on rental licensing before you buy.