820 N 6th St

Cash flows

42 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $165,000
Monthly cash flow: $196
Estimated rent: $2,200/mo
Break-even price: $201,757

Adjust the numbers See the full breakdown

From the listing

Fully leased and well maintained, this duplex offers a strong investment opportunity in a charming residential neighborhood. Each unit is currently rented at $850/month. The main-level unit features 1 bedroom and 1 bathroom, with front entry access and convenient street parking. The upper-level u nit offers 2 bedrooms and 1 bathroom, along with a private rear entrance and exclusive use of a detached 2-car garage. The upper unit is currently on a month-to-month lease. Exterior sewer line replaced and completed September 2026. The unfinished basement provides shared laundry for the upper unit and offers potential for additional value or storage. With great curb appeal, a quiet setting, and a history of consistent occupancy, this property is a turnkey addition to any investor's portfolio.

Listing courtesy of RE/MAX Results (Dylan Maitland). Description from Realtor.com, MLS #7059455. 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: $165,000
Cash to close: $37,950
Price per unit: $82,500
GRM: 6.2

Each month

Cash flow: $196/mo
Cash-on-cash: 6.2%
Cap rate: 7.8%
DSCR: 1.22×

Break-even

Price that breaks even: $201,757
Rent that breaks even: $1,949/mo

Long run

Year 30: property vs stocks: $992K vs $289K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,200
Vacancy (6%)	−$132
Collected	$2,068
Property tax Listing	−$211
Insurance Estimate	−$201
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	$1,074
Mortgage (principal + interest)	−$878
Cash flow	$196
Principal paid down (equity, not cash)	$112

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	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$221,826 of profit by year 30, before investment growth	$463,187
What you'd walk away with	$839,656
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
Monthly shortfalls ($83 total by yr 30) investedThe money you'd have put into the building while it lost money	$594
What you'd walk away with	$163,876
Building minus stocks	$675,780

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$123,075 of profit by year 30, before investment growth	$222,592
What you'd walk away with	$599,060
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
Monthly shortfalls ($7,589 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,507
What you'd walk away with	$212,790
Building minus stocks	$386,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $139,500 of principal by year 30	$0
Plus rental profits, invested at 7%$243,569 of profit by year 30, before investment growth	$532,207
What you'd walk away with	$885,859
If you put the same money in stocks
Cash to close ($20,150) invested at 7%	$153,387
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	$153,387
Building minus stocks	$732,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $139,500 of principal by year 30	$0
Plus rental profits, invested at 7%$141,720 of profit by year 30, before investment growth	$271,743
What you'd walk away with	$625,396
If you put the same money in stocks
Cash to close ($20,150) invested at 7%	$153,387
Monthly shortfalls ($4,409 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,046
What you'd walk away with	$182,433
Building minus stocks	$442,963

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$265,717 of profit by year 30, before investment growth	$615,744
What you'd walk away with	$992,213
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
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	$288,885
Building minus stocks	$703,328

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$159,460 of profit by year 30, before investment growth	$326,235
What you'd walk away with	$702,703
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
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	$288,885
Building minus stocks	$413,818

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $124,000 of principal by year 30	$0
Plus rental profits, invested at 7%$284,878 of profit by year 30, before investment growth	$676,075
What you'd walk away with	$1,029,727
If you put the same money in stocks
Cash to close ($35,650) invested at 7%	$271,377
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	$271,377
Building minus stocks	$758,350

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $124,000 of principal by year 30	$0
Plus rental profits, invested at 7%$178,621 of profit by year 30, before investment growth	$386,566
What you'd walk away with	$740,218
If you put the same money in stocks
Cash to close ($35,650) invested at 7%	$271,377
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	$271,377
Building minus stocks	$468,841

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$285,476 of profit by year 30, before investment growth	$677,961
What you'd walk away with	$1,054,429
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
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	$351,686
Building minus stocks	$702,743

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$179,220 of profit by year 30, before investment growth	$388,451
What you'd walk away with	$764,920
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
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	$351,686
Building minus stocks	$413,234

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $116,250 of principal by year 30	$0
Plus rental profits, invested at 7%$303,440 of profit by year 30, before investment growth	$734,521
What you'd walk away with	$1,088,173
If you put the same money in stocks
Cash to close ($43,400) invested at 7%	$330,372
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	$330,372
Building minus stocks	$757,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$376,226
Minus 6% selling cost	−$22,574
Minus loan still owedTenants' rent paid down all $116,250 of principal by year 30	$0
Plus rental profits, invested at 7%$197,183 of profit by year 30, before investment growth	$445,012
What you'd walk away with	$798,664
If you put the same money in stocks
Cash to close ($43,400) invested at 7%	$330,372
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	$330,372
Building minus stocks	$468,292

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 $992K, stocks $289K. 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
101 Miawakon Ave, Montevideo	$625	1 / 1	—	0.3 mi	2025-12-13	Apartment
215 S 5th St, Montevideo	$725	1 / 1	532	0.7 mi	2024-04-15	Apartment
400-410 30th St NW, Willmar	$830	1 / 1	650	33.4 mi	2025-05-30	Apartment
420 30th St NW, Willmar	$925	1 / 1	734	33.4 mi	2026-08-17	Apartment
2601 15th Ave NW, Willmar	$995	1 / 1	530	33.8 mi	2025-04-29	Apartment
1441 Lake Ave NW Apt 305, Willmar	$686	1 / 1	550	34.0 mi	2026-10-01	Apartment
205 8th St SW, Willmar	$765	1 / 1	385	34.5 mi	2026-10-03	Apartment
405 15th Ave SW, Willmar	$880	1 / 1	651	34.5 mi	2025-05-29	Apartment
542 Benson Efficient Ave SW Unit 224, Willmar	$790	1 / —	381	34.6 mi	2026-08-18	Apartment
542 Benson Ave SW Unit ENSUITE210, Willmar	$777	1 / —	230	34.6 mi	2026-08-18	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
215 S 5th St, Montevideo	$1,295	2 / 1	786	0.7 mi	2024-04-15	Apartment
110 N 17th St, Montevideo	$1,336	2 / 1	935	0.8 mi	2026-06-09	Apartment
1702 E Lincoln Ave, Montevideo	$1,250	2 / 1	1,132	0.8 mi	2024-12-16	Apartment
400-410 30th St NW, Willmar	$905	2 / 1	750	33.4 mi	2025-05-30	Apartment
420 30th St NW, Willmar	$950	2 / 1	827	33.4 mi	2026-08-17	Apartment
2601 15th Ave NW, Willmar	$925	2 / 1	—	33.8 mi	2025-04-29	Apartment
611 Pacific Ave SW, Willmar	$775	2 / 1	700	34.6 mi	2026-09-29	Apartment
816 3rd St SW Unit 2B-DOWNSTAIRS, Willmar	$1,300	2 / 1	900	34.7 mi	2026-07-17	Duplex triplex
316 Becker Ave SW Apt 31, Willmar	$1,450	2 / 1	961	34.8 mi	2026-09-17	Apartment
1116 2nd St SE, Willmar	$949	2 / 1	950	34.8 mi	2025-10-15	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 820 6TH ST N
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "garage. The upper unit is currently on a month-to-month lease. Exterior sewer line replaced and completed September"

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 167 days on market, 1 price cuts

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.	$2,534
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,412
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

2026-04-21Price cut at $165,000 (was $199,000) · from listing history
2026-04-21New at $165,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,534
County	Chippewa
Parcel number	703200810

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 Montevideo on rental licensing before you buy.