820 S Minnesota Ave
Fourplex · 4 units: 2 bed / 1 bath ×3 and 1 bed / 1 bath unit split estimated · 2,533 sq ft
Saint Peter, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $395,000 4 units · $99K per unit
- Monthly cash flow
- $723 at 20% down, 7%
- Estimated rent
- $5,300/mo medium confidence
- Break-even price
- $530,812 where cash flow hits $0
First look
A 4-plex of 7 beds and 4 baths in Saint Peter at $395K, with gross rent 'just under $4000/month' per the listing. Our estimates total about $5,300 at mid, so the stated rent runs well below market, which is room to grow but also means current tenants may be on cheap or informal terms. Our underwriting at asking shows about $723/month cash flow and an 8.6% cap, but taxes are unverified because we couldn't match a county parcel. Photos show dated kitchens, ceiling stains in a bathroom and a tenant-heavy interior, so 'turn key' looks generous. Get the rent roll, leases, tax bill and rental license first, then decide if it's worth a showing.
Things to consider
- Rent is a lump sum, not per unit Without a rent roll you can't confirm income, and cash flow depends on it. Underwriting uses our estimates.Listing says: “the gross rent is just under $4000/month”
- Unverified taxes and unit count We couldn't match a parcel, so taxes could be higher than assumed and the legal unit count needs confirming.
- Interior condition is below 'turn key' Dated kitchens, stained ceilings and worn carpet mean you should budget for repairs and turnover before raising rents.From photo 4
- Possible rent upside, with price well below break-even Our rents are above the stated figure, and break-even is $531K, so the margin at $395K is comfortable.
- Shared heating and 1880 building age A single boiler and old wiring or plumbing can mean costly systems and owner-paid heat.
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
- doneExterior stucco repair and paintListing says: new exterior stucco repair and paint and some flooring
- doneSome flooring replacedListing says: new exterior stucco repair and paint and some flooring
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
- $395,000
- Cash to close
- $51,350
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- $238/mo
- Cash-on-cash
- 5.6%
- Cap rate
- 8.6%
- DSCR
- 1.09×
Break-even
- Price that breaks even
- $431,314
- Rent that breaks even
- $4,991/mo
Long run
- Year 30: property vs stocks
- $2.43M vs $391K
- Cash flow turns positive
- year 1
The deal
- Price
- $395,000
- Cash to close
- $51,350
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- −$211/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 7.2%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $362,861
- Rent that breaks even
- $5,607/mo
Long run
- Year 30: property vs stocks
- $1.77M vs $427K
- Cash flow turns positive
- year 5
The deal
- Price
- $385,000
- Cash to close
- $50,050
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- $303/mo
- Cash-on-cash
- 7.3%
- Cap rate
- 8.8%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $431,314
- Rent that breaks even
- $4,906/mo
Long run
- Year 30: property vs stocks
- $2.48M vs $381K
- Cash flow turns positive
- year 1
The deal
- Price
- $385,000
- Cash to close
- $50,050
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- −$145/mo
- Cash-on-cash
- −3.5%
- Cap rate
- 7.4%
- DSCR
- 0.94×
Break-even
- Price that breaks even
- $362,861
- Rent that breaks even
- $5,512/mo
Long run
- Year 30: property vs stocks
- $1.80M vs $401K
- Cash flow turns positive
- year 4
The deal
- Price
- $395,000
- Cash to close
- $90,850
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- $723/mo
- Cash-on-cash
- 9.5%
- Cap rate
- 8.6%
- DSCR
- 1.34×
Break-even
- Price that breaks even
- $530,812
- Rent that breaks even
- $4,361/mo
Long run
- Year 30: property vs stocks
- $2.80M vs $692K
- Cash flow turns positive
- year 1
The deal
- Price
- $395,000
- Cash to close
- $90,850
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- $274/mo
- Cash-on-cash
- 3.6%
- Cap rate
- 7.2%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $446,568
- Rent that breaks even
- $4,900/mo
Long run
- Year 30: property vs stocks
- $2.10M vs $692K
- Cash flow turns positive
- year 1
The deal
- Price
- $385,000
- Cash to close
- $88,550
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- $776/mo
- Cash-on-cash
- 10.5%
- Cap rate
- 8.8%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $530,812
- Rent that breaks even
- $4,292/mo
Long run
- Year 30: property vs stocks
- $2.83M vs $674K
- Cash flow turns positive
- year 1
The deal
- Price
- $385,000
- Cash to close
- $88,550
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- $328/mo
- Cash-on-cash
- 4.4%
- Cap rate
- 7.4%
- DSCR
- 1.16×
Break-even
- Price that breaks even
- $446,568
- Rent that breaks even
- $4,822/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $674K
- Cash flow turns positive
- year 1
The deal
- Price
- $395,000
- Cash to close
- $110,600
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- $854/mo
- Cash-on-cash
- 9.3%
- Cap rate
- 8.6%
- DSCR
- 1.43×
Break-even
- Price that breaks even
- $566,199
- Rent that breaks even
- $4,191/mo
Long run
- Year 30: property vs stocks
- $2.95M vs $842K
- Cash flow turns positive
- year 1
The deal
- Price
- $395,000
- Cash to close
- $110,600
- Price per unit
- $98,750
- GRM
- 6.2
Each month
- Cash flow
- $406/mo
- Cash-on-cash
- 4.4%
- Cap rate
- 7.2%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $476,339
- Rent that breaks even
- $4,708/mo
Long run
- Year 30: property vs stocks
- $2.25M vs $842K
- Cash flow turns positive
- year 1
The deal
- Price
- $385,000
- Cash to close
- $107,800
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- $904/mo
- Cash-on-cash
- 10.1%
- Cap rate
- 8.8%
- DSCR
- 1.47×
Break-even
- Price that breaks even
- $566,199
- Rent that breaks even
- $4,126/mo
Long run
- Year 30: property vs stocks
- $2.98M vs $821K
- Cash flow turns positive
- year 1
The deal
- Price
- $385,000
- Cash to close
- $107,800
- Price per unit
- $96,250
- GRM
- 6.1
Each month
- Cash flow
- $456/mo
- Cash-on-cash
- 5.1%
- Cap rate
- 7.4%
- DSCR
- 1.24×
Break-even
- Price that breaks even
- $476,339
- Rent that breaks even
- $4,635/mo
Long run
- Year 30: property vs stocks
- $2.28M vs $821K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$2,365 |
| PMI | −$222 |
| Cash flow | $238 |
| Principal paid down (equity, not cash) | $301 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$2,365 |
| PMI | −$222 |
| Cash flow | −$211 |
| Principal paid down (equity, not cash) | $301 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$2,305 |
| PMI | −$217 |
| Cash flow | $303 |
| Principal paid down (equity, not cash) | $293 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$2,305 |
| PMI | −$217 |
| Cash flow | −$145 |
| Principal paid down (equity, not cash) | $293 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$2,102 |
| Cash flow | $723 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$2,102 |
| Cash flow | $274 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$2,049 |
| Cash flow | $776 |
| Principal paid down (equity, not cash) | $261 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$2,049 |
| Cash flow | $328 |
| Principal paid down (equity, not cash) | $261 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$1,971 |
| Cash flow | $854 |
| Principal paid down (equity, not cash) | $251 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$1,971 |
| Cash flow | $406 |
| Principal paid down (equity, not cash) | $251 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Net operating income | $2,825 |
| Mortgage (principal + interest) | −$1,921 |
| Cash flow | $904 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $5,300 |
| Vacancy (6%) | −$318 |
| Collected | $4,982 |
| Property tax Listing | −$468 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$424 |
| Capital reserve (9% of rent) | −$477 |
| Property management | −$448 |
| Net operating income | $2,377 |
| Mortgage (principal + interest) | −$1,921 |
| Cash flow | $456 |
| Principal paid down (equity, not cash) | $244 |
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
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $1,529,235
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $355,500 of loan.
$689,812 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $390,889
$51,350 put into an index fund instead of the down payment and closing costs.
The building comes out $2,039,589 ahead after 30 years.
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $867,943
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $355,500 of loan.
$439,169 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $390,889
- Monthly shortfalls, invested
- $36,162
$51,350 put into an index fund instead of the down payment and closing costs.
$5,339 you'd have paid in while the building lost money, invested instead.
The building comes out $1,342,135 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $1,598,848
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $346,500 of loan.
$711,638 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $380,993
$50,050 put into an index fund instead of the down payment and closing costs.
The building comes out $2,096,282 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $921,143
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $346,500 of loan.
$458,515 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $380,993
- Monthly shortfalls, invested
- $19,748
$50,050 put into an index fund instead of the down payment and closing costs.
$2,859 you'd have paid in while the building lost money, invested instead.
The building comes out $1,398,827 ahead after 30 years.
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $1,895,868
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $316,000 of loan.
$795,083 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $691,573
$90,850 put into an index fund instead of the down payment and closing costs.
The building comes out $2,105,538 ahead after 30 years.
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $1,198,414
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $316,000 of loan.
$539,101 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $691,573
$90,850 put into an index fund instead of the down payment and closing costs.
The building comes out $1,408,084 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $1,956,199
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $308,000 of loan.
$814,244 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $674,065
$88,550 put into an index fund instead of the down payment and closing costs.
The building comes out $2,160,561 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $1,258,745
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $308,000 of loan.
$558,262 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $674,065
$88,550 put into an index fund instead of the down payment and closing costs.
The building comes out $1,463,107 ahead after 30 years.
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $2,044,811
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $296,250 of loan.
$842,386 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $841,915
$110,600 put into an index fund instead of the down payment and closing costs.
The building comes out $2,104,138 ahead after 30 years.
- Your equity when you sell
- $901,243
- Rental profits, invested at 7%
- $1,347,357
Sells for $958,769 (value up 3% a year), minus 6% selling cost ($57,526). Rent paid down $296,250 of loan.
$586,404 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $841,915
$110,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,406,684 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $2,101,371
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $288,750 of loan.
$860,350 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $820,601
$107,800 put into an index fund instead of the down payment and closing costs.
The building comes out $2,159,197 ahead after 30 years.
- Your equity when you sell
- $878,426
- Rental profits, invested at 7%
- $1,403,917
Sells for $934,496 (value up 3% a year), minus 6% selling cost ($56,070). Rent paid down $288,750 of loan.
$604,367 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $820,601
$107,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,461,742 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
Year 30 (loan paid off): property $2.43M, stocks $391K. The property wins.
Year 30 (loan paid off): property $1.77M, stocks $427K. The property wins.
Year 30 (loan paid off): property $2.48M, stocks $381K. The property wins.
Year 30 (loan paid off): property $1.80M, stocks $401K. The property wins.
Year 30 (loan paid off): property $2.80M, stocks $692K. The property wins.
Year 30 (loan paid off): property $2.10M, stocks $692K. The property wins.
Year 30 (loan paid off): property $2.83M, stocks $674K. The property wins.
Year 30 (loan paid off): property $2.14M, stocks $674K. The property wins.
Year 30 (loan paid off): property $2.95M, stocks $842K. The property wins.
Year 30 (loan paid off): property $2.25M, stocks $842K. The property wins.
Year 30 (loan paid off): property $2.98M, stocks $821K. The property wins.
Year 30 (loan paid off): property $2.28M, stocks $821K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.
2 bed / 1 bath estimate $1,300/mo · range $1,200–$1,400
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 219 Park Row, Unit B, Saint Peter 56082 | $1,200 | 2 / 1 | 0.5 mi | 93% |
| 1701 Riggs Rd, Apt 1, Saint Peter 56082 off market | $995 | 2 / 1 | 1.7 mi | 91% |
| 1701 Riggs Rd, Apt 3, Saint Peter 56082 off market | $995 | 2 / 1 | 1.7 mi | 91% |
| 1707 Riggs Rd, Apt 2, Saint Peter 56082 off market | $1,045 | 2 / 1 | 1.8 mi | 91% |
| 314 S 3rd St, Unit 3C, Saint Peter 56082 | $1,350 | 2 / 1 | 0.4 mi | 87% |
| 301 S Washington Ave, Saint Peter 56082 | $1,260 | 2 / 1 | 0.4 mi | 86% |
| 208-212 S Minnesota Ave, Saint Peter 56082 | $1,100 | 2 / 1 | 0.4 mi | 84% |
| 117 S Minnesota Ave, Saint Peter 56082 off market | $1,100 | 1 / 1 | 0.5 mi | 84% |
| 121 W Lind St, Apt 2, Mankato 56001 off market | $1,145 | 2 / 1 | 9.5 mi | 80% |
| 131 W Lind St, Apt 5, Mankato 56001 off market | $1,145 | 2 / 1 | 9.5 mi | 80% |
1 bed / 1 bath estimate $1,400/mo · range $1,275–$1,500
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 117 S Minnesota Ave, Saint Peter 56082 off market | $1,100 | 1 / 1 | 0.5 mi | 93% |
| 219 Park Row, Unit B, Saint Peter 56082 | $1,200 | 2 / 1 | 0.5 mi | 84% |
| 215-217 S Minnesota Ave, Saint Peter 56082 off market | $850 | 1 / 1 | 0.4 mi | 82% |
| 1701 Riggs Rd, Apt 3, Saint Peter 56082 off market | $995 | 2 / 1 | 1.7 mi | 82% |
| 1701 Riggs Rd, Apt 1, Saint Peter 56082 off market | $995 | 2 / 1 | 1.7 mi | 82% |
| 1707 Riggs Rd, Apt 2, Saint Peter 56082 off market | $1,045 | 2 / 1 | 1.8 mi | 82% |
| 1573 Aspen Dr, Saint Peter 56082 | $1,255 | 1 / 1 | 0.7 mi | 82% |
| 605 Swift St, Saint Peter 56082 off market | $974 | 1 / 1 | 1.0 mi | 79% |
| 1403 N Washington Ave, Saint Peter 56082 off market | $975 | 1 / 1 | 1.5 mi | 79% |
| 301 N Riverfront Dr, Apt 305, Mankato 56001 off market | $995 | 1 / 1 | 10.6 mi | 78% |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. 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 MINNESOTA AVE S
- mediumOnly total gross rent is given, with no per-unit rents or lease terms to verify it. Listing says: the gross rent is just under $4000/month · AI review
- medium'Turn key' claim conflicts with the dated interiors and ceiling stains seen in photos. Listing says: This turn key property is definitely one to look at. · AI review
- mediumWater, sewer, trash and heat responsibility is not stated; only electricity is assigned to tenants. Heat appears to be baseboard hot water, which suggests a shared boiler. Listing says: The tenants are responsible for paying their own electricity. · AI review
- lowBuilding dates to 1880 and the unit count and taxes are unverified. Based on: data: listing.year_built · AI review
Opportunities
- Stated gross rent is below our mid estimate of about $4,750, so there may be upside as leases turn. Listing says: the gross rent is just under $4000/month · AI review
- Plenty of parking, with a gravel lot and a 3-stall garage that could carry extra income. Listing says: ample off-street parking on the large gravel parking lot and the 3-stall garage · AI review
Questions for the agent
- Can you provide the rent roll with per-unit rents, lease end dates and deposits?
- Which utilities does the owner pay: water, sewer, trash, heat? Is there one boiler or several?
- What is the current tax bill, and is the rental license for four units?
- How old are the roof, boiler, water heaters and electrical panels?
- What caused the ceiling stain in the bathroom, and has it been repaired?
- How were the 'continuous' rental history and the remodeling documented?
Bottom line
Numbers look workable at $395K, but with only a lump-sum rent figure, unverified taxes and tired interiors, treat 'turn key' as unproven until you see the rent roll and an inspection. 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. | $5,613 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,657 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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. built 1880: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-08-31 (35 days); last sold for $290,000 on 2023-04-28.
| Date | Event | Price |
|---|---|---|
| Listed | $395,000 | |
| Listed | $395,000 | |
| Sold public record | $290,000 | |
| Removed | $199,900 | |
| Removed | $199,900 | |
| Listed | $199,900 | |
| Sold public record | $144,000 |
From the listing Listing
| Listed as | four plex |
| Property tax, 2026 | $5,613 |
| County | Nicollet |
| Parcel number | 194124550 |
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.