111 Coleman Ave
Duplex · 2 units: 3 bed / 2 bath and 2 bed / 2 bath · 1,170 sq ft
Montevideo, MN · View the listing ↗
Photos courtesy of Hughes Real Estate and Auction Service LLC - Broker, via Realtor.com.
- Asking price
- $139,000 2 units · $70K per unit
- Monthly cash flow
- $393 at 20% down, 7%
- Estimated rent
- $2,250/mo high confidence
- Break-even price
- $212,752 where cash flow hits $0
First look
This is a former single-family converted to a duplex, asking $139K in a small market, and our model shows about $393/mo cash flow and a 9.8% cap at ask. That looks decent, but it rests on our rent estimates and unverified taxes, since no county parcel matched. The listing gives no rents, so get the rent roll and leases first. The split heat is the big operating question: the upper unit runs on electric baseboard, which is costly for whoever pays it. Photos show dated kitchens, a tired bathroom and signs of moisture, so budget for work. At 90 days on market, it is worth a showing if the real rents come close to our estimates.
Things to consider
- No rents are stated Our cash flow depends on estimated rents of about $1,225 and $1,025. Real rents could be lower in a small market.
- Taxes and unit count are unverified No county parcel match means tax bills and legal unit status are unknown. Taxes could change cash flow noticeably.
- Split heating affects who pays what Gas furnace downstairs and electric baseboard upstairs means separate bills. Separate meters help, but baseboard heat can hurt upstairs demand.Listing says: “The main floor is heated by a gas furnace.”
- Interiors look dated with possible moisture Original-looking kitchens and a stained bath wall mean near-term repair spend and possible higher turnover costs.From photo 8
- Shared garage and driveway The parking setup depends on the neighbor and may limit tenant appeal or cause disputes.Listing says: “shares driveway with neighbor (owner has separated parking area for tenant convenience)”
- Long time on market gives room to negotiate 90 days suggests the seller may accept a lower offer, which would improve returns.
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
- doneElectrical breakers updated, separate meters added, hard-wired smoke detectors installedListing says: Mytling Electric updated the electrical breakers, added separate meters for each units and installed hard-wired smoke detectors in the units.
- neededAir conditioning unit unused by seller, working condition unverifiedListing says: The air conditioning unit has not been used since seller has owned the property (seller does not verify its working condition).
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
- $139,000
- Cash to close
- $18,070
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $222/mo
- Cash-on-cash
- 14.7%
- Cap rate
- 9.8%
- DSCR
- 1.24×
Break-even
- Price that breaks even
- $172,873
- Rent that breaks even
- $1,962/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $138K
- Cash flow turns positive
- year 1
The deal
- Price
- $139,000
- Cash to close
- $18,070
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $32/mo
- Cash-on-cash
- 2.1%
- Cap rate
- 8.1%
- DSCR
- 1.03×
Break-even
- Price that breaks even
- $143,813
- Rent that breaks even
- $2,204/mo
Long run
- Year 30: property vs stocks
- $760K vs $138K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $16,770
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $287/mo
- Cash-on-cash
- 20.6%
- Cap rate
- 10.5%
- DSCR
- 1.34×
Break-even
- Price that breaks even
- $172,873
- Rent that breaks even
- $1,877/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $128K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $16,770
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $97/mo
- Cash-on-cash
- 6.9%
- Cap rate
- 8.8%
- DSCR
- 1.11×
Break-even
- Price that breaks even
- $143,813
- Rent that breaks even
- $2,108/mo
Long run
- Year 30: property vs stocks
- $806K vs $128K
- Cash flow turns positive
- year 1
The deal
- Price
- $139,000
- Cash to close
- $31,970
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $393/mo
- Cash-on-cash
- 14.7%
- Cap rate
- 9.8%
- DSCR
- 1.53×
Break-even
- Price that breaks even
- $212,752
- Rent that breaks even
- $1,740/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $243K
- Cash flow turns positive
- year 1
The deal
- Price
- $139,000
- Cash to close
- $31,970
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $202/mo
- Cash-on-cash
- 7.6%
- Cap rate
- 8.1%
- DSCR
- 1.27×
Break-even
- Price that breaks even
- $176,988
- Rent that breaks even
- $1,955/mo
Long run
- Year 30: property vs stocks
- $889K vs $243K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $29,670
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $446/mo
- Cash-on-cash
- 18.0%
- Cap rate
- 10.5%
- DSCR
- 1.65×
Break-even
- Price that breaks even
- $212,752
- Rent that breaks even
- $1,671/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $226K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $29,670
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $255/mo
- Cash-on-cash
- 10.3%
- Cap rate
- 8.8%
- DSCR
- 1.37×
Break-even
- Price that breaks even
- $176,988
- Rent that breaks even
- $1,877/mo
Long run
- Year 30: property vs stocks
- $926K vs $226K
- Cash flow turns positive
- year 1
The deal
- Price
- $139,000
- Cash to close
- $38,920
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $439/mo
- Cash-on-cash
- 13.5%
- Cap rate
- 9.8%
- DSCR
- 1.63×
Break-even
- Price that breaks even
- $226,935
- Rent that breaks even
- $1,680/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $296K
- Cash flow turns positive
- year 1
The deal
- Price
- $139,000
- Cash to close
- $38,920
- Price per unit
- $69,500
- GRM
- 5.1
Each month
- Cash flow
- $248/mo
- Cash-on-cash
- 7.7%
- Cap rate
- 8.1%
- DSCR
- 1.36×
Break-even
- Price that breaks even
- $188,787
- Rent that breaks even
- $1,888/mo
Long run
- Year 30: property vs stocks
- $941K vs $296K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $36,120
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $489/mo
- Cash-on-cash
- 16.2%
- Cap rate
- 10.5%
- DSCR
- 1.76×
Break-even
- Price that breaks even
- $226,935
- Rent that breaks even
- $1,615/mo
Long run
- Year 30: property vs stocks
- $1.27M vs $275K
- Cash flow turns positive
- year 1
The deal
- Price
- $129,000
- Cash to close
- $36,120
- Price per unit
- $64,500
- GRM
- 4.8
Each month
- Cash flow
- $298/mo
- Cash-on-cash
- 9.9%
- Cap rate
- 8.8%
- DSCR
- 1.46×
Break-even
- Price that breaks even
- $188,787
- Rent that breaks even
- $1,815/mo
Long run
- Year 30: property vs stocks
- $975K vs $275K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$832 |
| PMI | −$78 |
| Cash flow | $222 |
| Principal paid down (equity, not cash) | $106 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$832 |
| PMI | −$78 |
| Cash flow | $32 |
| Principal paid down (equity, not cash) | $106 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$772 |
| PMI | −$73 |
| Cash flow | $287 |
| Principal paid down (equity, not cash) | $98 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$772 |
| PMI | −$73 |
| Cash flow | $97 |
| Principal paid down (equity, not cash) | $98 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$740 |
| Cash flow | $393 |
| Principal paid down (equity, not cash) | $94 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$740 |
| Cash flow | $202 |
| Principal paid down (equity, not cash) | $94 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$687 |
| Cash flow | $446 |
| Principal paid down (equity, not cash) | $87 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$687 |
| Cash flow | $255 |
| Principal paid down (equity, not cash) | $87 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$694 |
| Cash flow | $439 |
| Principal paid down (equity, not cash) | $88 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$694 |
| Cash flow | $248 |
| Principal paid down (equity, not cash) | $88 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,132 |
| Mortgage (principal + interest) | −$644 |
| Cash flow | $489 |
| Principal paid down (equity, not cash) | $82 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$178 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $942 |
| Mortgage (principal + interest) | −$644 |
| Cash flow | $298 |
| Principal paid down (equity, not cash) | $82 |
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
- $317,146
- Rental profits, invested at 7%
- $738,486
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $125,100 of loan.
$313,941 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $137,553
$18,070 put into an index fund instead of the down payment and closing costs.
The building comes out $918,079 ahead after 30 years.
- Your equity when you sell
- $317,146
- Rental profits, invested at 7%
- $442,397
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $125,100 of loan.
$205,269 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $137,553
$18,070 put into an index fund instead of the down payment and closing costs.
The building comes out $621,990 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $808,099
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $116,100 of loan.
$335,766 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $127,658
$16,770 put into an index fund instead of the down payment and closing costs.
The building comes out $974,771 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $512,010
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $116,100 of loan.
$227,095 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $127,658
$16,770 put into an index fund instead of the down payment and closing costs.
The building comes out $678,682 ahead after 30 years.
- Your equity when you sell
- $317,146
- Rental profits, invested at 7%
- $867,504
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $111,200 of loan.
$350,985 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $243,364
$31,970 put into an index fund instead of the down payment and closing costs.
The building comes out $941,286 ahead after 30 years.
- Your equity when you sell
- $317,146
- Rental profits, invested at 7%
- $571,415
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $111,200 of loan.
$242,314 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $243,364
$31,970 put into an index fund instead of the down payment and closing costs.
The building comes out $645,197 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $927,835
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $103,200 of loan.
$370,146 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $225,856
$29,670 put into an index fund instead of the down payment and closing costs.
The building comes out $996,309 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $631,746
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $103,200 of loan.
$261,474 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $225,856
$29,670 put into an index fund instead of the down payment and closing costs.
The building comes out $700,220 ahead after 30 years.
- Your equity when you sell
- $317,146
- Rental profits, invested at 7%
- $919,917
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $104,250 of loan.
$367,631 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $296,269
$38,920 put into an index fund instead of the down payment and closing costs.
The building comes out $940,794 ahead after 30 years.
- Your equity when you sell
- $317,146
- Rental profits, invested at 7%
- $623,828
Sells for $337,389 (value up 3% a year), minus 6% selling cost ($20,243). Rent paid down $104,250 of loan.
$258,959 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $296,269
$38,920 put into an index fund instead of the down payment and closing costs.
The building comes out $644,705 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $976,477
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $96,750 of loan.
$385,594 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $274,955
$36,120 put into an index fund instead of the down payment and closing costs.
The building comes out $995,852 ahead after 30 years.
- Your equity when you sell
- $294,330
- Rental profits, invested at 7%
- $680,388
Sells for $313,117 (value up 3% a year), minus 6% selling cost ($18,787). Rent paid down $96,750 of loan.
$276,923 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $274,955
$36,120 put into an index fund instead of the down payment and closing costs.
The building comes out $699,763 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 $1.06M, stocks $138K. The property wins.
Year 30 (loan paid off): property $760K, stocks $138K. The property wins.
Year 30 (loan paid off): property $1.10M, stocks $128K. The property wins.
Year 30 (loan paid off): property $806K, stocks $128K. The property wins.
Year 30 (loan paid off): property $1.18M, stocks $243K. The property wins.
Year 30 (loan paid off): property $889K, stocks $243K. The property wins.
Year 30 (loan paid off): property $1.22M, stocks $226K. The property wins.
Year 30 (loan paid off): property $926K, stocks $226K. The property wins.
Year 30 (loan paid off): property $1.24M, stocks $296K. The property wins.
Year 30 (loan paid off): property $941K, stocks $296K. The property wins.
Year 30 (loan paid off): property $1.27M, stocks $275K. The property wins.
Year 30 (loan paid off): property $975K, stocks $275K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 2 bath estimate $1,225/mo · range $1,000–$1,450
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 2101 E Sheridan Ave, Montevideo 56265 off market | $1,185 | 3 / 2 | 1.3 mi | 91% |
| 924 Tanglewood Dr, Montevideo 56265 off market | $1,275 | 3 / 2 | 1.3 mi | 91% |
| 1702 E Lincoln Ave, Montevideo 56265 | $1,250 | 2 / 1 | 1.1 mi | 83% |
| 1204 Benson Rd, Montevideo 56265 | $900 | 3 / 2 | 1.5 mi | 83% |
| 110 N 17th St, Montevideo 56265 | $1,336 | 2 / 1 | 1.1 mi | 79% |
| 415 N 9th St, Montevideo 56265 off market | $1,530 | 3 / 1 | 0.9 mi | 74% |
| 1708 E Lincoln Ave, Apt 6, Montevideo 56265 off market | $1,350 | 3 / 1.5 | 1.1 mi | 74% |
| 1706 E Lincoln Ave, Apt 2, Montevideo 56265 off market | $1,350 | 3 / 1.5 | 1.1 mi | 74% |
| 1706 E Lincoln Ave, Apt 3, Montevideo 56265 off market | $1,350 | 3 / 1.5 | 1.1 mi | 74% |
| 207 N 1st St, Apt 205, Montevideo 56265 | $675 | 0 / 1 | 0.7 mi | 69% |
2 bed / 2 bath estimate $1,025/mo · range $725–$1,300
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1702 E Lincoln Ave, Montevideo 56265 | $1,250 | 2 / 1 | 1.1 mi | 93% |
| 110 N 17th St, Montevideo 56265 | $1,336 | 2 / 1 | 1.1 mi | 89% |
| 2101 E Sheridan Ave, Montevideo 56265 off market | $1,185 | 3 / 2 | 1.3 mi | 81% |
| 924 Tanglewood Dr, Montevideo 56265 off market | $1,275 | 3 / 2 | 1.3 mi | 81% |
| 1418 Black Oak Ave, Montevideo 56265 off market | $690 | 1 / 1 | 1.1 mi | 78% |
| 101 Miawakon Ave, Montevideo 56265 | $625 | 1 / 1 | 1.2 mi | 78% |
| 105 Miawakon Ave, Montevideo 56265 off market | $625 | 1 / 1 | 1.2 mi | 78% |
| 1001 Highland Rdg, Apt 7, Watson 56295 off market | $765 | 2 / 1 | 6.6 mi | 78% |
| 1001 Highland Rdg, Apt 5, Watson 56295 off market | $765 | 2 / 1 | 6.6 mi | 78% |
| 1709 E Sheridan Ave, Apt 30, Montevideo 56265 off market | $1,336 | 2 / 1 | 1.1 mi | 77% |
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 111 COLEMAN AVE
- mediumShared garage wall and driveway with neighbor; tenant parking rights rely on an informal arrangement Listing says: The garage is attached to neighbor's garage and shares driveway with neighbor · AI review
- mediumConverted from single-family; conversion permits and legal duplex status need to be confirmed Listing says: Formerly a single family home, current owner converted the home into a Duplex. · AI review
- lowUpstairs unit uses electric baseboard heat, which is expensive and affects rentability Listing says: The upstairs unit is heated by electric baseboard heat. · AI review
- lowListing beds/baths (14 bed / 4 bath) don't match the described 5 bedrooms; the data looks unreliable Based on: data: listing.beds · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 90 days on market
- Separate meters already installed, so tenants can pay their own electric Listing says: added separate meters for each units · AI review
- City rental inspections already passed, which reduces compliance risk Listing says: The property has met all City of Montevideo rental inspections. · AI review
- Unused basement could add storage or other value Listing says: The basement is currently used for storage. · AI review
Questions for the agent
- What are the current rents, lease terms and move-in dates for each unit?
- Who pays gas, electric, water and trash for each unit, and what were the last 12 months of bills?
- Can I see the rental license and inspection paperwork, and the permits for the duplex conversion?
- What is the written agreement on the shared driveway and garage wall?
- What are the property taxes and any special assessments, and how old are the roof, furnace and water heater?
- Why has it sat 90 days, and have there been price cuts or offers?
Bottom line
Cheap duplex that may cash flow on paper, but verify rents, taxes and conversion legality, and expect to spend on dated kitchens and baths. 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. | $2,140 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,302 |
| 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. built 1905: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-01-06 (272 days); last sold for $69,900 on 2011-03-29.
| Date | Event | Price |
|---|---|---|
| Listed | $139,000 | |
| Removed | $139,000 | |
| Listed | $139,000 | |
| Sold public record | $69,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $2,140 |
| County | Chippewa |
| Parcel number | 703700180 |
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.