812 11th St SW

Rochester, MN · View the listing ↗

Far off

46 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $375,000
Monthly cash flow: −$808
Estimated rent: $2,750/mo
Break-even price: $223,207

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: $375,000
Cash to close: $86,250
Price per unit: $187,500
GRM: 11.4

Each month

Cash flow: −$808/mo
Cash-on-cash: −11.2%
Cap rate: 3.8%
DSCR: 0.60×

Break-even

Price that breaks even: $223,207
Rent that breaks even: $3,786/mo

Long run

Year 30: property vs stocks: $886K vs $1.19M
Cash flow turns positive: year 22

Monthly

Monthly breakdown

Rent	$2,750
Vacancy (6%)	−$165
Collected	$2,585
Property tax Listing	−$540
Insurance Estimate	−$187
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$220
Capital reserve (8% of rent)	−$220
Net operating income	$1,188
Mortgage (principal + interest)	−$1,996
Cash flow	−$808
Principal paid down (equity, not cash)	$254

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	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 of principal by year 30	$0
Plus rental profits, invested at 7%$6,062 of profit by year 30, before investment growth	$6,467
What you'd walk away with	$862,077
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($192,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$857,154
What you'd walk away with	$1,228,251
Building minus stocks	−$366,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $337,500 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	$855,610
If you put the same money in stocks
Cash to close ($48,750) invested at 7%	$371,097
Monthly shortfalls ($319,532 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,212,573
What you'd walk away with	$1,583,671
Building minus stocks	−$728,061

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 of principal by year 30	$0
Plus rental profits, invested at 7%$9,464 of profit by year 30, before investment growth	$10,349
What you'd walk away with	$843,143
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($174,349 total by yr 30) investedThe money you'd have put into the building while it lost money	$791,423
What you'd walk away with	$1,152,624
Building minus stocks	−$309,481

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $328,500 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	$832,794
If you put the same money in stocks
Cash to close ($47,450) invested at 7%	$361,202
Monthly shortfalls ($297,706 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,142,960
What you'd walk away with	$1,504,162
Building minus stocks	−$671,368

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$25,680 of profit by year 30, before investment growth	$30,641
What you'd walk away with	$886,251
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($112,451 total by yr 30) investedThe money you'd have put into the building while it lost money	$533,259
What you'd walk away with	$1,189,816
Building minus stocks	−$303,565

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $300,000 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	$855,610
If you put the same money in stocks
Cash to close ($86,250) invested at 7%	$656,557
Monthly shortfalls ($219,591 total by yr 30) investedThe money you'd have put into the building while it lost money	$864,504
What you'd walk away with	$1,521,061
Building minus stocks	−$665,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 of principal by year 30	$0
Plus rental profits, invested at 7%$31,755 of profit by year 30, before investment growth	$38,891
What you'd walk away with	$871,685
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($99,364 total by yr 30) investedThe money you'd have put into the building while it lost money	$481,178
What you'd walk away with	$1,120,226
Building minus stocks	−$248,541

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $292,000 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	$832,794
If you put the same money in stocks
Cash to close ($83,950) invested at 7%	$639,049
Monthly shortfalls ($200,431 total by yr 30) investedThe money you'd have put into the building while it lost money	$804,173
What you'd walk away with	$1,443,222
Building minus stocks	−$610,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 of principal by year 30	$0
Plus rental profits, invested at 7%$40,976 of profit by year 30, before investment growth	$52,010
What you'd walk away with	$907,620
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($82,838 total by yr 30) investedThe money you'd have put into the building while it lost money	$413,226
What you'd walk away with	$1,212,513
Building minus stocks	−$304,893

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$910,223
Minus 6% selling cost	−$54,613
Minus loan still owedTenants' rent paid down all $281,250 of principal by year 30	$0
Plus rental profits, invested at 7%$482 of profit by year 30, before investment growth	$482
What you'd walk away with	$856,092
If you put the same money in stocks
Cash to close ($105,000) invested at 7%	$799,287
Monthly shortfalls ($175,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$723,585
What you'd walk away with	$1,522,872
Building minus stocks	−$666,780

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 of principal by year 30	$0
Plus rental profits, invested at 7%$48,240 of profit by year 30, before investment growth	$62,899
What you'd walk away with	$895,693
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($72,139 total by yr 30) investedThe money you'd have put into the building while it lost money	$367,555
What you'd walk away with	$1,145,528
Building minus stocks	−$249,835

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,951
Minus 6% selling cost	−$53,157
Minus loan still owedTenants' rent paid down all $273,750 of principal by year 30	$0
Plus rental profits, invested at 7%$1,686 of profit by year 30, before investment growth	$1,732
What you'd walk away with	$834,526
If you put the same money in stocks
Cash to close ($102,200) invested at 7%	$777,972
Monthly shortfalls ($158,406 total by yr 30) investedThe money you'd have put into the building while it lost money	$668,274
What you'd walk away with	$1,446,247
Building minus stocks	−$611,721

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 $886K, stocks $1.19M. Stocks win.

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.

2 bed estimate $1,375/mo · range $1,125–$1,725 · 15 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
718 5th St SW, Rochester	$1,300	2 / 1	1,211	0.6 mi	2024-09-11	Apartment
1730 Restoration Rd SW, Rochester	$1,318	2 / 1	953	0.8 mi	2026-08-28	Apartment
217 14th Ave SW, Rochester	$2,521	2 / 2	1,180	0.9 mi	2024-06-11	Apartment
322 6th St SE Apt 1, Rochester	$1,100	2 / 1	800	1.0 mi	—	Apartment
412 14th St SE, Rochester	$1,070	2 / 1	690	1.0 mi	2025-04-19	Apartment
1721 3rd St SW, Rochester	$1,920	2 / 2	1,060	1.0 mi	2025-07-10	Apartment
1117 1st St NW, Rochester	$995	2 / 1	—	1.1 mi	2026-09-22	Apartment
1215 7th Ave SE, Rochester	$1,579	2 / 1	822	1.1 mi	2026-02-16	Apartment
517 5th Ave SE, Rochester	$1,350	2 / 1	1,074	1.1 mi	2026-07-31	Apartment
211 1st St NE, Rochester	$1,445	2 / 2	868	1.3 mi	2025-07-10	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 812 11TH ST SW
mediumAsking is $151,793 above the price where cash flow breaks even ($223,207) at the default scenario. Based on: Derived: price $375,000 vs. break-even $223,207

Opportunities

None found.

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.	$6,482
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,242
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

2026-09-10New at $375,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$6,482
County	Olmsted
Parcel number	640233024865

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 Rochester on rental licensing before you buy.