706 N 8th St

Duplex · 2 units: 2 bed and 1 bed · 2,224 sq ft

Far off

29 photos

Photos courtesy of CENTURY 21 Atwood, via Realtor.com.

Asking price: $334,900
Monthly cash flow: −$826
Estimated rent: $2,300/mo
Break-even price: $179,649

Adjust the numbers See the full breakdown

From the listing

Triplex near North Elementary. Two upper units each have 2 bedrooms, 1 bath, hardwood floors, central air, private unfinished basement for storage / laundry with washer and dryer in both, 2 entrances and shared deck. Lower level has 1 bedroom, 1 bath and wall a/c unit, long-term tenant. New roof and gutters installed in 2026, both central air units (2022 and 2024), windows (2021). Equipped with 3 water heaters, 3 furnaces, and separate gas and electric meters (upgraded to circuit breakers 2020). Recent updates and leases in place make this a turnkey investment with upside income potential.

Listing courtesy of CENTURY 21 Atwood (Ellen M Gruhot). Description from Realtor.com, MLS #267041394. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a triplex with two 2-beds up and a 1-bed down, asking $334,900, and the numbers don't work at today's rates. Our model shows about -$826 a month and a 3.4% cap rate, with break-even near $180K. The description gives no rents at all, so "turnkey" and "upside income potential" are just claims until you see a rent roll and leases. The roof is a 2026 job, which is good, but the photos show a cracked basement wall and stained floor that need a closer look. Get rents, tax bill and the rental license before spending time on a showing, and only go if the seller will come down hard.

Things to consider

Price is far above what rents support Our model has the deal losing about $826 a month at asking, with break-even near $180K. That is a gap of roughly $155K.
Rents and leases are undisclosed Without a rent roll you cannot check income against our estimates of about $1,350 for 2-beds and $950 for the 1-bed.
Unit count and taxes unverified The county record did not match, so taxes and legal unit count are unknown. A 3-unit license affects both value and financing.
Basement crack needs inspection Foundation or moisture repairs could be costly and would reduce what the building is worth.From photo 10
Recent capital work lowers near-term repair risk New roof, new A/C units, new windows and breakers mean fewer big-ticket items soon. That helps reserves but does not fix the price.Listing says: “New roof and gutters installed in 2026”

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

doneNew roof and guttersListing says: New roof and gutters installed in 2026
doneCentral air units replacedListing says: both central air units (2022 and 2024)
doneElectrical upgraded to circuit breakersListing says: upgraded to circuit breakers 2020

AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.

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: $334,900
Cash to close: $77,027
Price per unit: $167,450
GRM: 12.1

Each month

Cash flow: −$826/mo
Cash-on-cash: −12.9%
Cap rate: 3.4%
DSCR: 0.54×

Break-even

Price that breaks even: $179,649
Rent that breaks even: $3,359/mo

Long run

Year 30: property vs stocks: $769K vs $1.20M
Cash flow turns positive: year 27

Monthly

Monthly breakdown

Rent	$2,300
Vacancy (6%)	−$138
Collected	$2,162
Property tax Listing	−$412
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$184
Capital reserve (8% of rent)	−$184
Net operating income	$956
Mortgage (principal + interest)	−$1,782
Cash flow	−$826
Principal paid down (equity, not cash)	$227

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

If you buy this building$769,487

Your equity when you sell: $764,117
Rental profits, invested at 7%: $5,371

Same money in stocks$1,202,052

Cash to close, invested at 7%: $586,349
Monthly shortfalls, invested: $615,703

Stocks come out $432,565 ahead after 30 years.

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 $769K, stocks $1.20M. Stocks win.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-06. 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 $1,350/mo · range $1,200–$1,400 · 6 rentals within 9.25 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
301 S Washington Ave, Saint Peter	$1,260	2 / 1	1,157	0.6 mi	2026-01-14	Apartment
314 S 3rd St Unit 3C, Saint Peter	$1,350	2 / 1	1,160	0.7 mi	2026-10-01	Apartment
219 Park Row Unit B, Saint Peter	$1,200	2 / 1	—	0.7 mi	2023-01-06	Apartment
208-212 S Minnesota Ave, Saint Peter	$1,100	2 / 1	950	0.8 mi	2024-05-22	Apartment
1573 Aspen Dr, Saint Peter	$1,355	2 / 1	816	1.5 mi	2025-04-12	Apartment
101 Main St S, Le Sueur	$1,400	2 / 1	1,050	9.0 mi	2026-08-01	Apartment

1 bed estimate $950/mo · range $875–$1,225 · 6 rentals within 9.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1573 Aspen Dr, Saint Peter	$1,255	1 / 1	704	1.5 mi	2025-04-12	Apartment
101 Main St S, Le Sueur	$1,175	1 / 1	660	9.0 mi	2026-08-01	Apartment
223 Bridge St, Le Sueur	$750	1 / 1	600	9.1 mi	2026-09-28	Apartment
221 Bridge St, Le Sueur	$900	1 / 1	1,020	9.1 mi	2025-07-16	Apartment
411 3rd St N, Le Sueur	$925	1 / 1	600	9.4 mi	2025-01-03	Apartment
500 Boright St, Le Sueur	$895	1 / 1	550	9.6 mi	2025-10-04	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

highUnit count conflict: listing data says 2 units, description says triplex with 3. Beds/baths in data (4/2) don't match 5 bed / 3 bath described. Based on: data: listing.unit_count · AI review
highVisible stair-step crack in the block basement wall with staining below it. Could be settling or water entry. Based on: photo 10 · AI review
mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 706 8TH ST N
mediumAsking is $155,251 above the price where cash flow breaks even ($179,649) at the default scenario. Based on: Derived: price $334,900 vs. break-even $179,649
mediumNo rents stated, and 'turnkey' with 'upside income potential' is unsupported marketing without a rent roll. Listing says: Recent updates and leases in place make this a turnkey investment with upside income potential. · AI review
mediumLower unit relies on a wall A/C and sits partly below grade; confirm it is a legal, licensed unit with proper egress. Listing says: Lower level has 1 bedroom, 1 bath and wall a/c unit, long-term tenant. · AI review

Opportunities

Long-term tenant in the lower unit suggests stable occupancy; verify rent is not far below market. Listing says: 1 bedroom, 1 bath and wall a/c unit, long-term tenant. · AI review
Separate meters and individual furnaces and water heaters mean tenants likely pay their own utilities, keeping owner costs low. Listing says: Equipped with 3 water heaters, 3 furnaces, and separate gas and electric meters · AI review
No rent cap here, so rents can move to market after leases end. Based on: data: underwriting.rent_rule · AI review

Questions for the agent

What are the current rents and lease end dates for all three units?
Is the property a licensed 3-unit rental in Saint Peter, and is the lower unit legal with egress?
What is the actual property tax bill, and are there special assessments?
What caused the crack in the basement wall, and has it been evaluated for water or movement?
Who pays water, sewer and trash, and what were trailing-12 expenses?
Why has it sat 31 days, and is the seller open to a price well under $334,900?

Bottom line

Updated systems and a new roof are nice, but at $334,900 it loses about $826 a month in our model and needs a big price cut. AI-assisted summary

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.	$4,938
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,356
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%

Price history Realtor.com

On the market since 2026-09-04 (31 days); last sold for $195,000 on 2020-04-20.

Date	Event	Price
2026-09-14	Listed	$334,900
2026-09-04	Listed	$334,900
2020-04-20	Sold	$195,000
2020-03-02	Listed	$195,000

From the listing Listing

Listed as	multi-family
Property tax, 2026	$4,938
County	Nicollet County
Parcel number	19.791.1120

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 Saint Peter on rental licensing before you buy.