849 11 1/2 St SW

Rochester, MN · View the listing ↗

Far off

40 photos

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

Asking price: $400,000
Monthly cash flow: −$906
Estimated rent: $2,750/mo
Break-even price: $229,783

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: $400,000
Cash to close: $92,000
Price per unit: $200,000
GRM: 12.1

Each month

Cash flow: −$906/mo
Cash-on-cash: −11.8%
Cap rate: 3.7%
DSCR: 0.57×

Break-even

Price that breaks even: $229,783
Rent that breaks even: $3,911/mo

Long run

Year 30: property vs stocks: $937K vs $1.32M
Cash flow turns positive: year 23

Monthly

Monthly breakdown

Rent	$2,750
Vacancy (6%)	−$165
Collected	$2,585
Property tax Listing	−$510
Insurance Estimate	−$182
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	$1,223
Mortgage (principal + interest)	−$2,129
Cash flow	−$906
Principal paid down (equity, not cash)	$271

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	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 of principal by year 30	$0
Plus rental profits, invested at 7%$3,499 of profit by year 30, before investment growth	$3,642
What you'd walk away with	$916,293
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($223,093 total by yr 30) investedThe money you'd have put into the building while it lost money	$970,696
What you'd walk away with	$1,366,533
Building minus stocks	−$450,240

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $360,000 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	$912,651
If you put the same money in stocks
Cash to close ($52,000) invested at 7%	$395,837
Monthly shortfalls ($352,415 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,328,940
What you'd walk away with	$1,724,778
Building minus stocks	−$812,127

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 of principal by year 30	$0
Plus rental profits, invested at 7%$6,081 of profit by year 30, before investment growth	$6,474
What you'd walk away with	$896,308
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($203,849 total by yr 30) investedThe money you'd have put into the building while it lost money	$903,915
What you'd walk away with	$1,289,856
Building minus stocks	−$393,548

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $351,000 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	$889,834
If you put the same money in stocks
Cash to close ($50,700) invested at 7%	$385,941
Monthly shortfalls ($330,589 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,259,327
What you'd walk away with	$1,645,269
Building minus stocks	−$755,435

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 of principal by year 30	$0
Plus rental profits, invested at 7%$20,727 of profit by year 30, before investment growth	$24,040
What you'd walk away with	$936,690
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($133,718 total by yr 30) investedThe money you'd have put into the building while it lost money	$619,820
What you'd walk away with	$1,320,147
Building minus stocks	−$383,457

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $320,000 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	$912,651
If you put the same money in stocks
Cash to close ($92,000) invested at 7%	$700,327
Monthly shortfalls ($245,812 total by yr 30) investedThe money you'd have put into the building while it lost money	$957,667
What you'd walk away with	$1,657,994
Building minus stocks	−$745,343

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 of principal by year 30	$0
Plus rental profits, invested at 7%$26,026 of profit by year 30, before investment growth	$30,918
What you'd walk away with	$920,753
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($119,856 total by yr 30) investedThe money you'd have put into the building while it lost money	$566,367
What you'd walk away with	$1,249,186
Building minus stocks	−$328,433

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $312,000 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	$889,834
If you put the same money in stocks
Cash to close ($89,700) invested at 7%	$682,819
Monthly shortfalls ($226,651 total by yr 30) investedThe money you'd have put into the building while it lost money	$897,335
What you'd walk away with	$1,580,155
Building minus stocks	−$690,321

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$35,172 of profit by year 30, before investment growth	$43,356
What you'd walk away with	$956,006
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($100,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$488,308
What you'd walk away with	$1,340,881
Building minus stocks	−$384,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,905
Minus 6% selling cost	−$58,254
Minus loan still owedTenants' rent paid down all $300,000 of principal by year 30	$0
Plus rental profits, invested at 7%$124 of profit by year 30, before investment growth	$124
What you'd walk away with	$912,775
If you put the same money in stocks
Cash to close ($112,000) invested at 7%	$852,573
Monthly shortfalls ($198,034 total by yr 30) investedThe money you'd have put into the building while it lost money	$806,963
What you'd walk away with	$1,659,535
Building minus stocks	−$746,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$41,672 of profit by year 30, before investment growth	$52,637
What you'd walk away with	$942,471
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($88,798 total by yr 30) investedThe money you'd have put into the building while it lost money	$441,029
What you'd walk away with	$1,272,287
Building minus stocks	−$329,816

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,632
Minus 6% selling cost	−$56,798
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$885 of profit by year 30, before investment growth	$896
What you'd walk away with	$890,730
If you put the same money in stocks
Cash to close ($109,200) invested at 7%	$831,258
Monthly shortfalls ($180,831 total by yr 30) investedThe money you'd have put into the building while it lost money	$751,174
What you'd walk away with	$1,582,433
Building minus stocks	−$691,703

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 $937K, stocks $1.32M. 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	0.7 mi	2024-09-11	Apartment
1730 Restoration Rd SW, Rochester	$1,318	2 / 1	953	0.7 mi	2026-08-28	Apartment
217 14th Ave SW, Rochester	$2,521	2 / 2	1,180	1.0 mi	2024-06-11	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	1.1 mi	2025-07-10	Apartment
322 6th St SE Apt 1, Rochester	$1,100	2 / 1	800	1.1 mi	—	Apartment
1215 7th Ave SE, Rochester	$1,579	2 / 1	822	1.1 mi	2026-02-16	Apartment
1117 1st St NW, Rochester	$995	2 / 1	—	1.1 mi	2026-09-22	Apartment
517 5th Ave SE, Rochester	$1,350	2 / 1	1,074	1.2 mi	2026-07-31	Apartment
1358 10th Ave SE Units 4 & 1358, Rochester	$1,500	2 / 1	800	1.4 mi	2025-08-21	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 849 11 1/2 ST SW
mediumAsking is $170,217 above the price where cash flow breaks even ($229,783) at the default scenario. Based on: Derived: price $400,000 vs. break-even $229,783

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.	$6,114
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,190
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 $400,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$6,114
County	Olmsted
Parcel number	640233001754

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.