1110 12th St S
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,887 sq ft
Moorhead, MN · View the listing ↗
Photos courtesy of Premier Real Estate Services, via Realtor.com.
- Asking price
- $220,500 2 units · $110K per unit
- Monthly cash flow
- −$427 at 20% down, 7%
- Estimated rent
- $1,850/mo medium confidence
- Break-even price
- $140,181 where cash flow hits $0
First look
This is a 1950 ranch-style duplex in Moorhead, one block from Concordia and MSUM, with a 3-bed main level and a 1-bed lower unit. No rents are stated, and our estimate is about $925 per unit, which is low for a 3-bed upstairs, so verify what the main level actually rents for. At $220,500 our model shows roughly -$427 a month and a 4.1% cap rate, and the break-even price is about $140K. That is a big gap, and 90 days on market suggests the seller may deal. Before a showing, get the rent roll, the lease terms, the rental license status for both units, and proof the lower unit is a legal, egress-compliant unit. The student-rental location is a plus, but the numbers don't work at asking.
Things to consider
- Price is far above what the numbers support Our model shows negative cash flow and a break-even price about $80K below asking. Rents would need to be much higher, or the price much lower, to work.
- Rents are unknown With no rent roll, income is a guess. Our estimate is about $925 per unit, which looks light for a 3-bed, so the real figure matters a lot.
- Lower unit needs to be legal and rentable A 1-bed lower unit with a side entrance must meet egress and rental license rules, or income from it is at risk.Listing says: “a 1-bedroom, 3/4 bath unit with a private side entrance”
- Taxes and unit count unverified We couldn't match a county parcel, so tax is a guess in our model. A non-homestead tax bill could be higher than the seller's.
- Main-level interior is dated Original-style kitchen and worn carpet mean cosmetic spending before pushing rents, though nothing looks structurally wrong in the photos.From photo 3
- Long time on market gives leverage Ninety days listed means the seller may accept a lower offer, and a lower price is the main way this deal improves.
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
- doneMany newer windowsListing says: Recent updates include many newer windows, a new concrete driveway, and updated sidewalks.
- doneNew concrete driveway and updated sidewalksListing says: a new concrete driveway, and updated sidewalks
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
- $220,500
- Cash to close
- $28,665
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$698/mo
- Cash-on-cash
- −29.2%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $113,905
- Rent that breaks even
- $2,745/mo
Long run
- Year 30: property vs stocks
- $512K vs $665K
- Cash flow turns positive
- year 25
The deal
- Price
- $220,500
- Cash to close
- $28,665
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$855/mo
- Cash-on-cash
- −35.8%
- Cap rate
- 3.2%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $90,011
- Rent that breaks even
- $3,079/mo
Long run
- Year 30: property vs stocks
- $503K vs $900K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $210,500
- Cash to close
- $27,365
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$633/mo
- Cash-on-cash
- −27.7%
- Cap rate
- 4.3%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $113,905
- Rent that breaks even
- $2,661/mo
Long run
- Year 30: property vs stocks
- $495K vs $592K
- Cash flow turns positive
- year 23
The deal
- Price
- $210,500
- Cash to close
- $27,365
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$789/mo
- Cash-on-cash
- −34.6%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $90,011
- Rent that breaks even
- $2,985/mo
Long run
- Year 30: property vs stocks
- $480K vs $821K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $220,500
- Cash to close
- $50,715
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$427/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $140,181
- Rent that breaks even
- $2,398/mo
Long run
- Year 30: property vs stocks
- $532K vs $648K
- Cash flow turns positive
- year 20
The deal
- Price
- $220,500
- Cash to close
- $50,715
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$584/mo
- Cash-on-cash
- −13.8%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $110,776
- Rent that breaks even
- $2,690/mo
Long run
- Year 30: property vs stocks
- $503K vs $863K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $210,500
- Cash to close
- $48,415
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$374/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $140,181
- Rent that breaks even
- $2,330/mo
Long run
- Year 30: property vs stocks
- $520K vs $582K
- Cash flow turns positive
- year 18
The deal
- Price
- $210,500
- Cash to close
- $48,415
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$531/mo
- Cash-on-cash
- −13.2%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $110,776
- Rent that breaks even
- $2,613/mo
Long run
- Year 30: property vs stocks
- $481K vs $786K
- Cash flow turns positive
- year 30
The deal
- Price
- $220,500
- Cash to close
- $61,740
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$354/mo
- Cash-on-cash
- −6.9%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $149,527
- Rent that breaks even
- $2,304/mo
Long run
- Year 30: property vs stocks
- $548K vs $666K
- Cash flow turns positive
- year 17
The deal
- Price
- $220,500
- Cash to close
- $61,740
- Price per unit
- $110,250
- GRM
- 9.9
Each month
- Cash flow
- −$511/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 3.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $118,161
- Rent that breaks even
- $2,584/mo
Long run
- Year 30: property vs stocks
- $504K vs $865K
- Cash flow turns positive
- year 29
The deal
- Price
- $210,500
- Cash to close
- $58,940
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$304/mo
- Cash-on-cash
- −6.2%
- Cap rate
- 4.3%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $149,527
- Rent that breaks even
- $2,240/mo
Long run
- Year 30: property vs stocks
- $540K vs $603K
- Cash flow turns positive
- year 15
The deal
- Price
- $210,500
- Cash to close
- $58,940
- Price per unit
- $105,250
- GRM
- 9.5
Each month
- Cash flow
- −$461/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $118,161
- Rent that breaks even
- $2,513/mo
Long run
- Year 30: property vs stocks
- $483K vs $789K
- Cash flow turns positive
- year 27
Monthly
Monthly breakdown
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,320 |
| PMI | −$124 |
| Cash flow | −$698 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,320 |
| PMI | −$124 |
| Cash flow | −$855 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,260 |
| PMI | −$118 |
| Cash flow | −$633 |
| Principal paid down (equity, not cash) | $160 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,260 |
| PMI | −$118 |
| Cash flow | −$789 |
| Principal paid down (equity, not cash) | $160 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,174 |
| Cash flow | −$427 |
| Principal paid down (equity, not cash) | $149 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,174 |
| Cash flow | −$584 |
| Principal paid down (equity, not cash) | $149 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,120 |
| Cash flow | −$374 |
| Principal paid down (equity, not cash) | $143 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,120 |
| Cash flow | −$531 |
| Principal paid down (equity, not cash) | $143 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,100 |
| Cash flow | −$354 |
| Principal paid down (equity, not cash) | $140 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,100 |
| Cash flow | −$511 |
| Principal paid down (equity, not cash) | $140 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Net operating income | $746 |
| Mortgage (principal + interest) | −$1,050 |
| Cash flow | −$304 |
| Principal paid down (equity, not cash) | $134 |
| Rent | $1,850 |
| Vacancy (6%) | −$111 |
| Collected | $1,739 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$189 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$148 |
| Capital reserve (8% of rent) | −$148 |
| Property management | −$157 |
| Net operating income | $590 |
| Mortgage (principal + interest) | −$1,050 |
| Cash flow | −$461 |
| Principal paid down (equity, not cash) | $134 |
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
- $503,098
- Rental profits, invested at 7%
- $8,434
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $198,450 of loan.
$7,552 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $218,205
- Monthly shortfalls, invested
- $447,015
$28,665 put into an index fund instead of the down payment and closing costs.
$96,702 you'd have paid in while the building lost money, invested instead.
Stocks come out $153,687 ahead after 30 years.
- Your equity when you sell
- $503,098
- Rental profits, invested at 7%
- $0
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $198,450 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $218,205
- Monthly shortfalls, invested
- $682,031
$28,665 put into an index fund instead of the down payment and closing costs.
$178,503 you'd have paid in while the building lost money, invested instead.
Stocks come out $397,138 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $14,843
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $189,450 of loan.
$12,692 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $208,309
- Monthly shortfalls, invested
- $383,810
$27,365 put into an index fund instead of the down payment and closing costs.
$80,017 you'd have paid in while the building lost money, invested instead.
Stocks come out $96,995 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $0
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $189,450 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $208,309
- Monthly shortfalls, invested
- $612,418
$27,365 put into an index fund instead of the down payment and closing costs.
$156,677 you'd have paid in while the building lost money, invested instead.
Stocks come out $340,446 ahead after 30 years.
- Your equity when you sell
- $503,098
- Rental profits, invested at 7%
- $28,504
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $176,400 of loan.
$22,689 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $386,056
- Monthly shortfalls, invested
- $262,420
$50,715 put into an index fund instead of the down payment and closing costs.
$53,074 you'd have paid in while the building lost money, invested instead.
Stocks come out $116,873 ahead after 30 years.
- Your equity when you sell
- $503,098
- Rental profits, invested at 7%
- $0
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $176,400 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $386,056
- Monthly shortfalls, invested
- $477,367
$50,715 put into an index fund instead of the down payment and closing costs.
$119,738 you'd have paid in while the building lost money, invested instead.
Stocks come out $360,323 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $40,018
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $168,400 of loan.
$30,383 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $368,547
- Monthly shortfalls, invested
- $213,603
$48,415 put into an index fund instead of the down payment and closing costs.
$41,608 you'd have paid in while the building lost money, invested instead.
Stocks come out $61,850 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $257
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $168,400 of loan.
$257 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $368,547
- Monthly shortfalls, invested
- $417,293
$48,415 put into an index fund instead of the down payment and closing costs.
$100,834 you'd have paid in while the building lost money, invested instead.
Stocks come out $305,300 ahead after 30 years.
- Your equity when you sell
- $503,098
- Rental profits, invested at 7%
- $45,083
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $165,375 of loan.
$33,606 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $469,981
- Monthly shortfalls, invested
- $195,855
$61,740 put into an index fund instead of the down payment and closing costs.
$37,586 you'd have paid in while the building lost money, invested instead.
Stocks come out $117,654 ahead after 30 years.
- Your equity when you sell
- $503,098
- Rental profits, invested at 7%
- $719
Sells for $535,211 (value up 3% a year), minus 6% selling cost ($32,113). Rent paid down $165,375 of loan.
$705 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $469,981
- Monthly shortfalls, invested
- $394,942
$61,740 put into an index fund instead of the down payment and closing costs.
$94,036 you'd have paid in while the building lost money, invested instead.
Stocks come out $361,105 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $59,663
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $157,875 of loan.
$42,403 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $448,666
- Monthly shortfalls, invested
- $153,874
$58,940 put into an index fund instead of the down payment and closing costs.
$28,420 you'd have paid in while the building lost money, invested instead.
Stocks come out $62,595 ahead after 30 years.
- Your equity when you sell
- $480,283
- Rental profits, invested at 7%
- $2,837
Sells for $510,939 (value up 3% a year), minus 6% selling cost ($30,656). Rent paid down $157,875 of loan.
$2,653 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $448,666
- Monthly shortfalls, invested
- $340,500
$58,940 put into an index fund instead of the down payment and closing costs.
$78,022 you'd have paid in while the building lost money, invested instead.
Stocks come out $306,046 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 $512K, stocks $665K. Stocks win.
Year 30 (loan paid off): property $503K, stocks $900K. Stocks win.
Year 30 (loan paid off): property $495K, stocks $592K. Stocks win.
Year 30 (loan paid off): property $480K, stocks $821K. Stocks win.
Year 30 (loan paid off): property $532K, stocks $648K. Stocks win.
Year 30 (loan paid off): property $503K, stocks $863K. Stocks win.
Year 30 (loan paid off): property $520K, stocks $582K. Stocks win.
Year 30 (loan paid off): property $481K, stocks $786K. Stocks win.
Year 30 (loan paid off): property $548K, stocks $666K. Stocks win.
Year 30 (loan paid off): property $504K, stocks $865K. Stocks win.
Year 30 (loan paid off): property $540K, stocks $603K. Stocks win.
Year 30 (loan paid off): property $483K, stocks $789K. Stocks win.
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 $925/mo · range $825–$1,000
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 912 18 1/2 St S, Apt 3, Moorhead 56560 off market | $750 | 2 / 1 | 0.5 mi | 93% |
| 816-820 24th Ave S, Moorhead 56560 | $995 | 2 / 1 | 0.8 mi | 93% |
| 804 24th Ave S, Moorhead 56560 | $995 | 2 / 1 | 0.8 mi | 93% |
| 2903 5th St S, Moorhead 56560 | $800 | 2 / 1 | 1.3 mi | 92% |
| 2903 S 5th St, Moorhead 56560 off market | $775 | 2 / 1 | 1.3 mi | 92% |
| 2923 5th St S, Moorhead 56560 | $750 | 2 / 1 | 1.4 mi | 92% |
| 516-518 32nd Ave S, Moorhead 56560 | $825 | 2 / 1 | 1.5 mi | 92% |
| 3010 18th St S, Moorhead 56560 off market | $775 | 2 / 1 | 1.4 mi | 92% |
| 1002 Belsly Blvd, Moorhead 56560 | $950 | 2 / 1 | 1.5 mi | 92% |
| 921 23rd Ave S, Moorhead 56560 | $900 | 2 / 1 | 0.8 mi | 91% |
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
- highNo rents, lease terms or occupancy stated; 'ready for immediate income potential' is a projection, not income Listing says: ready for immediate income potential or could easily function as a single-family home · 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 1110 12TH ST S
- mediumAsking is $80,319 above the price where cash flow breaks even ($140,181) at the default scenario. Based on: Derived: price $220,500 vs. break-even $140,181
- mediumLower-level unit legality and egress unconfirmed; the listing says it could be extended living or single-family Listing says: ideal for separate tenants or extended living · AI review
- mediumShared laundry and likely shared utilities may mean the owner pays some costs or has no separate metering Listing says: Both units share a laundry area with additional storage. · AI review
- lowOnly 'many' windows are newer, so some are likely original Listing says: many newer windows · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 90 days on market
- Strong student-rental location near two colleges Listing says: just one block from the colleges and centrally located between Concordia and MSUM · AI review
- No rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
- Fenced yard and deck are an amenity for tenants or owner-occupant use Listing says: large deck with direct access to a fully fenced backyard · AI review
Questions for the agent
- What are the current rents and lease end dates for each unit, and is either vacant?
- Is the lower unit a licensed rental with legal egress, and does the city list this as a duplex?
- Who pays heat, water and electric, and are there separate meters and furnaces?
- What are the age and condition of the roof, furnace, water heater and electrical panel?
- Which windows are new and which are original?
- Why has it sat 90 days, and has the price changed?
Bottom line
Good student-area location, but at $220,500 it loses money by our numbers, so only worth a look at a much lower price with proven rents. 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. | $3,331 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,272 |
| 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 2026-07-07 (90 days); down $14,500 (6.2%) from the first ask of $235,000; last sold for $200,000 on 2024-09-03; listed for rent at $1,500/mo on 2021-05-02.
| Date | Event | Price |
|---|---|---|
| Price changed | $220,500 | |
| Price changed | $223,500 | |
| Price changed | $225,000 | |
| Price changed | $227,500 | |
| Price changed | $230,000 | |
| Listed | $235,000 | |
| Removed | — | |
| Sold public record | $200,000 | |
| Listed | $219,000 | |
| Removed | — | |
| Listed for rent | $1,500/mo | |
| Sold public record | $163,100 | |
| Removed | — | |
| Listed | $164,900 | |
| Sold public record | $139,000 | |
| Removed | $139,000 | |
| Listed | $139,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $3,331 |
| County | Clay |
| Parcel number | 587261610 |
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 Moorhead on rental licensing before you buy.