813 4th Ave NW

Overpriced

39 photos

Photos, via Realtor.com.

Asking price: $349,500
Monthly cash flow: −$517
Estimated rent: $2,800/mo
Break-even price: $252,407

Adjust the numbers See the full breakdown

From the listing

Super duplex close to downtown and Mayo complex! 3 bedroom 1 bath in main unit and 1 bedroom 1 bath lower. Flexible configuration. Current owners lived in main and rented lower. Perfect for buyer looking to offset payment with additional income. Do you work in Rochester but commute from out of area? Live in the 1 bedroom and rent out the 3 bed or vise versa! Need all 4 bedrooms? Just unlock the door in foyer! The heated, 26x40 garage has 2 separate stalls plus an all-purpose room for any number of uses. The overhead doors are 9'x 7'& 9'x 9'. A stairway leads up to added storage area. The 2 tier deck, storage shed and playhouse complete the backyard. 3 electric meters separate the units and garage. Lots of updates over the years and still room to put your stamp on it. Rental certificate current through July 2027. Move-in ready!

Description from Realtor.com, MLS #7151504. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $349,500
Cash to close: $80,385
Price per unit: $174,750
GRM: 10.4

Each month

Cash flow: −$517/mo
Cash-on-cash: −7.7%
Cap rate: 4.6%
DSCR: 0.72×

Break-even

Price that breaks even: $252,407
Rent that breaks even: $3,463/mo

Long run

Year 30: property vs stocks: $943K vs $854K
Cash flow turns positive: year 14

Monthly

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Listing	−$403
Insurance Estimate	−$208
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (8% of rent)	−$224
Net operating income	$1,343
Mortgage (principal + interest)	−$1,860
Cash flow	−$517
Principal paid down (equity, not cash)	$237

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	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $314,550 of principal by year 30	$0
Plus rental profits, invested at 7%$58,374 of profit by year 30, before investment growth	$76,092
What you'd walk away with	$873,520
If you put the same money in stocks
Cash to close ($45,435) invested at 7%	$345,863
Monthly shortfalls ($95,047 total by yr 30) investedThe money you'd have put into the building while it lost money	$496,794
What you'd walk away with	$842,657
Building minus stocks	$30,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $314,550 of principal by year 30	$0
Plus rental profits, invested at 7%$6,369 of profit by year 30, before investment growth	$6,821
What you'd walk away with	$804,249
If you put the same money in stocks
Cash to close ($45,435) invested at 7%	$345,863
Monthly shortfalls ($178,278 total by yr 30) investedThe money you'd have put into the building while it lost money	$795,990
What you'd walk away with	$1,141,852
Building minus stocks	−$337,603

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $305,550 of principal by year 30	$0
Plus rental profits, invested at 7%$67,886 of profit by year 30, before investment growth	$90,976
What you'd walk away with	$865,589
If you put the same money in stocks
Cash to close ($44,135) invested at 7%	$335,967
Monthly shortfalls ($82,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$442,066
What you'd walk away with	$778,033
Building minus stocks	$87,556

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $305,550 of principal by year 30	$0
Plus rental profits, invested at 7%$10,004 of profit by year 30, before investment growth	$11,015
What you'd walk away with	$785,628
If you put the same money in stocks
Cash to close ($44,135) invested at 7%	$335,967
Monthly shortfalls ($160,088 total by yr 30) investedThe money you'd have put into the building while it lost money	$730,571
What you'd walk away with	$1,066,538
Building minus stocks	−$280,910

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $279,600 of principal by year 30	$0
Plus rental profits, invested at 7%$99,882 of profit by year 30, before investment growth	$145,733
What you'd walk away with	$943,161
If you put the same money in stocks
Cash to close ($80,385) invested at 7%	$611,911
Monthly shortfalls ($43,410 total by yr 30) investedThe money you'd have put into the building while it lost money	$242,035
What you'd walk away with	$853,946
Building minus stocks	$89,215

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $279,600 of principal by year 30	$0
Plus rental profits, invested at 7%$25,292 of profit by year 30, before investment growth	$30,303
What you'd walk away with	$827,732
If you put the same money in stocks
Cash to close ($80,385) invested at 7%	$611,911
Monthly shortfalls ($104,056 total by yr 30) investedThe money you'd have put into the building while it lost money	$495,072
What you'd walk away with	$1,106,983
Building minus stocks	−$279,251

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $271,600 of principal by year 30	$0
Plus rental profits, invested at 7%$111,180 of profit by year 30, before investment growth	$166,822
What you'd walk away with	$941,434
If you put the same money in stocks
Cash to close ($78,085) invested at 7%	$594,403
Monthly shortfalls ($35,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$202,793
What you'd walk away with	$797,196
Building minus stocks	$144,238

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $271,600 of principal by year 30	$0
Plus rental profits, invested at 7%$31,486 of profit by year 30, before investment growth	$38,773
What you'd walk away with	$813,386
If you put the same money in stocks
Cash to close ($78,085) invested at 7%	$594,403
Monthly shortfalls ($91,090 total by yr 30) investedThe money you'd have put into the building while it lost money	$443,211
What you'd walk away with	$1,037,614
Building minus stocks	−$224,228

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $262,125 of principal by year 30	$0
Plus rental profits, invested at 7%$125,486 of profit by year 30, before investment growth	$194,888
What you'd walk away with	$992,316
If you put the same money in stocks
Cash to close ($97,860) invested at 7%	$744,935
Monthly shortfalls ($27,160 total by yr 30) investedThe money you'd have put into the building while it lost money	$159,404
What you'd walk away with	$904,339
Building minus stocks	$87,977

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $262,125 of principal by year 30	$0
Plus rental profits, invested at 7%$39,817 of profit by year 30, before investment growth	$50,749
What you'd walk away with	$848,177
If you put the same money in stocks
Cash to close ($97,860) invested at 7%	$744,935
Monthly shortfalls ($76,727 total by yr 30) investedThe money you'd have put into the building while it lost money	$383,731
What you'd walk away with	$1,128,666
Building minus stocks	−$280,489

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $254,625 of principal by year 30	$0
Plus rental profits, invested at 7%$137,581 of profit by year 30, before investment growth	$219,897
What you'd walk away with	$994,510
If you put the same money in stocks
Cash to close ($95,060) invested at 7%	$723,621
Monthly shortfalls ($21,292 total by yr 30) investedThe money you'd have put into the building while it lost money	$127,853
What you'd walk away with	$851,474
Building minus stocks	$143,036

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$824,056
Minus 6% selling cost	−$49,443
Minus loan still owedTenants' rent paid down all $254,625 of principal by year 30	$0
Plus rental profits, invested at 7%$47,191 of profit by year 30, before investment growth	$61,884
What you'd walk away with	$836,496
If you put the same money in stocks
Cash to close ($95,060) invested at 7%	$723,621
Monthly shortfalls ($66,138 total by yr 30) investedThe money you'd have put into the building while it lost money	$338,306
What you'd walk away with	$1,061,927
Building minus stocks	−$225,431

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 $943K, stocks $854K. 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.

2 bed estimate $1,400/mo · range $1,150–$1,825 · 14 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
204 13th St NW, Rochester	$1,170	2 / 1	705	0.3 mi	2025-07-17	Apartment
401 Broadway Ave N, Rochester	$1,771	2 / 1	768	0.4 mi	2025-04-30	Apartment
211 1st St NE, Rochester	$1,445	2 / 2	868	0.7 mi	2025-07-10	Apartment
115 16th St NE Unit B, Rochester	$2,000	2 / 1	1,227	0.7 mi	—	Apartment
1117 1st St NW, Rochester	$995	2 / 1	—	0.7 mi	2026-09-22	Apartment
1617 4th St NW, Rochester	$975	2 / 1	896	0.9 mi	2025-01-03	Apartment
1258 17th Ave NW, Rochester	$1,395	2 / 1	825	0.9 mi	2025-01-03	Apartment
718 5th St SW, Rochester	$1,300	2 / 1	1,211	1.0 mi	2024-09-11	Apartment
217 14th Ave SW, Rochester	$2,521	2 / 2	1,180	1.1 mi	2024-06-11	Apartment
517 5th Ave SE, Rochester	$1,350	2 / 1	1,074	1.2 mi	2026-07-31	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 813 4TH AVE NW

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.	$4,834
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,493
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

2026-09-28New at $349,500

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$4,834
County	Olmsted
Parcel number	743513015636

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.