950 W 1st Ave

Far off

49 photos

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

Asking price: $450,000
Monthly cash flow: −$1,469
Estimated rent: $2,350/mo
Break-even price: $174,067

Adjust the numbers See the full breakdown

From the listing

Welcome to 950 1st Ave in Edgerton- a quality-built investment property designed with durability, and long-term value in mind. Whether you choose to rent both units or live in one side while generating income from the other, this property offers excellent flexibility and cash flow potential. Built with attention to detail throughout, this property features a 6-inch concrete driveway for added durability, extra off-street parking, insulated slab, extremely energy efficient! Inside, you'll appreciate the Bayer-built trim work, solid wood interior doors, large windows for abundant light, and 9-foot ceilings that create an open, spacious feel. Matching stainless steel appliances and convenient stacked washer and dryer units complete the space. With quality construction and income-producing potential, this is a property you'll want to see in person. Schedule you're showing today!

Listing courtesy of Edina Realty, Inc. (Tara Onken). Description from Realtor.com, MLS #7075053. 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: $450,000
Cash to close: $103,500
Price per unit: $225,000
GRM: 16.0

Each month

Cash flow: −$1,469/mo
Cash-on-cash: −17.0%
Cap rate: 2.5%
DSCR: 0.39×

Break-even

Price that breaks even: $174,067
Rent that breaks even: $4,233/mo

Long run

Year 30: property vs stocks: $1.03M vs $2.15M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,350
Vacancy (6%)	−$141
Collected	$2,209
Property tax Listing	−$480
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$188
Capital reserve (8% of rent)	−$188
Net operating income	$926
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,469
Principal paid down (equity, not cash)	$305

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	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($497,269 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,774,965
What you'd walk away with	$2,220,282
Building minus stocks	−$1,193,550

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
Minus loan still owedTenants' rent paid down all $405,000 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	$1,026,732
If you put the same money in stocks
Cash to close ($58,500) invested at 7%	$445,317
Monthly shortfalls ($610,771 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,084,214
What you'd walk away with	$2,529,531
Building minus stocks	−$1,502,799

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($475,444 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,705,352
What you'd walk away with	$2,140,773
Building minus stocks	−$1,136,857

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $396,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($57,200) invested at 7%	$435,421
Monthly shortfalls ($588,945 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,014,601
What you'd walk away with	$2,450,022
Building minus stocks	−$1,446,106

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($377,340 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,357,282
What you'd walk away with	$2,145,151
Building minus stocks	−$1,118,419

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
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	$1,026,732
If you put the same money in stocks
Cash to close ($103,500) invested at 7%	$787,868
Monthly shortfalls ($490,842 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,666,531
What you'd walk away with	$2,454,399
Building minus stocks	−$1,427,667

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($358,180 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,296,951
What you'd walk away with	$2,067,311
Building minus stocks	−$1,063,395

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $352,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($101,200) invested at 7%	$770,360
Monthly shortfalls ($471,681 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,606,200
What you'd walk away with	$2,376,560
Building minus stocks	−$1,372,644

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($323,451 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,187,601
What you'd walk away with	$2,146,745
Building minus stocks	−$1,120,013

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,268
Minus 6% selling cost	−$65,536
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	$1,026,732
If you put the same money in stocks
Cash to close ($126,000) invested at 7%	$959,144
Monthly shortfalls ($436,953 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,496,850
What you'd walk away with	$2,455,994
Building minus stocks	−$1,429,262

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($305,488 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,131,040
What you'd walk away with	$2,068,870
Building minus stocks	−$1,064,954

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,995
Minus 6% selling cost	−$64,080
Minus loan still owedTenants' rent paid down all $330,000 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	$1,003,916
If you put the same money in stocks
Cash to close ($123,200) invested at 7%	$937,830
Monthly shortfalls ($418,989 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,440,289
What you'd walk away with	$2,378,119
Building minus stocks	−$1,374,203

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 $1.03M, stocks $2.15M. 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 $1,175/mo · range $950–$1,375 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
920 2nd St NW, Pipestone	$749	2 / 1	750	13.5 mi	2024-04-15	Apartment
135 6th Ave S, Windom	$500	2 / 1	600	50.3 mi	2025-05-29	Apartment
215 S 5th St, Montevideo	$1,295	2 / 1	786	76.8 mi	2024-04-15	Apartment
110 N 17th St, Montevideo	$1,336	2 / 1	935	77.1 mi	2026-06-09	Apartment
1702 E Lincoln Ave, Montevideo	$1,250	2 / 1	1,132	77.1 mi	2024-12-16	Apartment
110 E 1st St S Apt 2, Truman	$675	2 / 1	800	84.5 mi	—	Apartment
1205 Victoria St Apt 213, Fairmont	$825	2 / 1	850	85.5 mi	2025-03-18	Apartment
1001 N Garden St, New Ulm	$1,340	2 / 2	1,008	87.8 mi	2026-05-15	Apartment
227 N Minnesota St, New Ulm	$1,229	2 / 1	750	88.3 mi	2025-01-18	Apartment
405 12th St S Apt 1, New Ulm	$1,300	2 / 1	1,000	88.7 mi	2025-11-06	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 950 1ST AVE W
mediumAsking is $275,933 above the price where cash flow breaks even ($174,067) at the default scenario. Based on: Derived: price $450,000 vs. break-even $174,067

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 124 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 2025. 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.	$5,764
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,354
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

2026-06-03New at $450,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$5,764
County	Pipestone
Parcel number	133500430

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 Edgerton on rental licensing before you buy.