802 Lehiller St

Mankato, MN · View the listing ↗

Cash flows

15 photos

Photos, via Realtor.com.

Asking price: $249,900
Monthly cash flow: $29
Estimated rent: $2,625/mo
Break-even price: $255,366

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: 7.9

Each month

Cash flow: $29/mo
Cash-on-cash: 0.6%
Cap rate: 6.5%
DSCR: 1.02×

Break-even

Price that breaks even: $255,366
Rent that breaks even: $2,588/mo

Long run

Year 30: property vs stocks: $1.11M vs $438K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,625
Vacancy (6%)	−$158
Collected	$2,468
Property tax Listing	−$267
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$210
Capital reserve (8% of rent)	−$210
Net operating income	$1,359
Mortgage (principal + interest)	−$1,330
Cash flow	$29
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%$207,693 of profit by year 30, before investment growth	$380,460
What you'd walk away with	$950,639
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($10,595 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,297
What you'd walk away with	$316,597
Building minus stocks	$634,042

	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%$102,574 of profit by year 30, before investment growth	$157,396
What you'd walk away with	$727,574
If you put the same money in stocks
Cash to close ($32,487) invested at 7%	$247,299
Monthly shortfalls ($32,260 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,670
What you'd walk away with	$438,969
Building minus stocks	$288,605

	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%$226,375 of profit by year 30, before investment growth	$429,806
What you'd walk away with	$977,169
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($7,451 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,030
What you'd walk away with	$286,434
Building minus stocks	$690,735

	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%$116,862 of profit by year 30, before investment growth	$186,575
What you'd walk away with	$733,937
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($24,722 total by yr 30) investedThe money you'd have put into the building while it lost money	$151,236
What you'd walk away with	$388,639
Building minus stocks	$345,298

	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%$263,698 of profit by year 30, before investment growth	$543,116
What you'd walk away with	$1,113,295
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	$675,765

	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%$145,093 of profit by year 30, before investment growth	$249,902
What you'd walk away with	$820,080
If you put the same money in stocks
Cash to close ($57,477) invested at 7%	$437,530
Monthly shortfalls ($8,178 total by yr 30) investedThe money you'd have put into the building while it lost money	$52,223
What you'd walk away with	$489,752
Building minus stocks	$330,328

	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%$282,859 of profit by year 30, before investment growth	$603,447
What you'd walk away with	$1,150,810
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	$730,789

	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%$160,683 of profit by year 30, before investment growth	$288,385
What you'd walk away with	$835,748
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($4,608 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,375
What you'd walk away with	$450,396
Building minus stocks	$385,352

	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%$293,625 of profit by year 30, before investment growth	$637,346
What you'd walk away with	$1,207,525
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	$674,880

	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%$169,867 of profit by year 30, before investment growth	$312,237
What you'd walk away with	$882,415
If you put the same money in stocks
Cash to close ($69,972) invested at 7%	$532,645
Monthly shortfalls ($3,026 total by yr 30) investedThe money you'd have put into the building while it lost money	$20,328
What you'd walk away with	$552,972
Building minus stocks	$329,443

	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%$311,588 of profit by year 30, before investment growth	$693,906
What you'd walk away with	$1,241,269
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	$729,939

	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%$185,875 of profit by year 30, before investment growth	$355,924
What you'd walk away with	$903,286
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($1,071 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,455
What you'd walk away with	$518,785
Building minus stocks	$384,501

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 $1.11M, 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.

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

2 bed estimate $1,075/mo · range $975–$1,200 · 16 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
429 State St Apt 102, Mankato	$1,100	2 / 1	—	1.4 mi	2024-04-23	Apartment
408 State St Apt 101, Mankato	$1,050	2 / 1	—	1.5 mi	2024-04-16	Apartment
224 Carroll St, Mankato	$1,024	2 / 1	963	1.6 mi	2026-05-22	Apartment
504 James Ave, Mankato	$1,204	2 / 1	1,008	1.8 mi	2026-06-30	Apartment
630 Lyndale St, North Mankato	$895	2 / 1	551	2.3 mi	2026-06-26	Apartment
225 E Spring St, Mankato	$965	2 / 1	755	2.5 mi	2026-09-11	Apartment
405 N 5th St, Mankato	$1,200	2 / 1	776	2.6 mi	2025-01-03	Apartment
426 N 5th St Apt 1, Mankato	$875	2 / 1	672	2.6 mi	2025-07-24	Apartment
501 N 5th St Unit 1/2, Mankato	$1,070	2 / 1	896	2.6 mi	2026-06-15	Apartment
535 N 4th St, Mankato	$935	2 / 1	750	2.7 mi	2026-06-03	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 802 LEHILLER 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	$2,300
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%

Status history

2026-06-11New at $249,900

From the listing Listing

Listed as	multi-family
Property tax, 2026	$3,200
County	Blue Earth County
Parcel number	R50.08.14.379.001

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.