116 2nd St S
Triplex · 3 units: 1 bed / 1 bath ×2 and 3 bed / 3 bath · 2,109 sq ft
Virginia, MN · View the listing ↗
Photos courtesy of Z'Up North Realty, via Realtor.com.
- Asking price
- $64,500 3 units · $22K per unit
- Monthly cash flow
- $1,397 at 20% down, 7%
- Estimated rent
- $3,200/mo high confidence
- Break-even price
- $326,974 where cash flow hits $0
First look
At $64,500 for a triplex, the underwriting shows $1,397/month cash flow and a 32% cap rate. Treat that as a warning, not a win. It's a forced package sale with 118 2nd St S and 824 13th St N, so you aren't really pricing this one building alone. The photos show a tired exterior with window AC units and no sign of a rent roll. Before a showing, get the rent roll, leases, tax bill, and the combined package price. Then find out why it's this cheap and still on the market after 63 days.
Things to consider
- Package sale changes the math You must buy 118 2nd St S and 824 13th St N too, so the real capital, repair and vacancy risk is larger than the $64,500 price.Listing says: “Must be sold in a package sale along with the neighboring property at 118 2nd St. S.”
- Rents and occupancy are unverified Cash flow in our model uses estimated rents. Without a rent roll, 'fully rented' means little.Listing says: “This triplex is fully rented throughout”
- Why so cheap? Sub-$100K prices often mean major repairs, liens or a problem sale structure. Verify before spending on inspections.
- Exterior condition suggests deferred maintenance Worn siding, a cluttered yard and overgrowth point to a budget for repairs and reserves above a typical 5-8%.From photo 1
- Taxes and unit count are unverified No county parcel was matched, so taxes, assessments and the legal unit count could change the numbers and rental licensing.
- Old 1906 building with unspecified 'newer' updates Age of wiring, plumbing and heat drives repair and insurance cost. Get dates and permits.Listing says: “newer HVAC, plumbing, and electrical meters”
From the photos
Based on 3 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- neededSmall projects to 'shine this place up' (cosmetic and deferred work)Listing says: allows you to focus on the small projects to really shine this place up
- doneHVAC, plumbing and electrical meters updatedListing says: Some key updates on the property include newer HVAC, plumbing, and electrical meters
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
- $64,500
- Cash to close
- $8,385
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,318/mo
- Cash-on-cash
- 188.6%
- Cap rate
- 32.4%
- DSCR
- 4.12×
Break-even
- Price that breaks even
- $265,685
- Rent that breaks even
- $1,489/mo
Long run
- Year 30: property vs stocks
- $2.34M vs $64K
- Cash flow turns positive
- year 1
The deal
- Price
- $64,500
- Cash to close
- $8,385
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,047/mo
- Cash-on-cash
- 149.9%
- Cap rate
- 27.3%
- DSCR
- 3.48×
Break-even
- Price that breaks even
- $224,355
- Rent that breaks even
- $1,672/mo
Long run
- Year 30: property vs stocks
- $1.92M vs $64K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $7,085
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,383/mo
- Cash-on-cash
- 234.3%
- Cap rate
- 38.3%
- DSCR
- 4.87×
Break-even
- Price that breaks even
- $265,685
- Rent that breaks even
- $1,403/mo
Long run
- Year 30: property vs stocks
- $2.39M vs $54K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $7,085
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,113/mo
- Cash-on-cash
- 188.4%
- Cap rate
- 32.4%
- DSCR
- 4.12×
Break-even
- Price that breaks even
- $224,355
- Rent that breaks even
- $1,577/mo
Long run
- Year 30: property vs stocks
- $1.96M vs $54K
- Cash flow turns positive
- year 1
The deal
- Price
- $64,500
- Cash to close
- $14,835
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,397/mo
- Cash-on-cash
- 113.0%
- Cap rate
- 32.4%
- DSCR
- 5.07×
Break-even
- Price that breaks even
- $326,974
- Rent that breaks even
- $1,386/mo
Long run
- Year 30: property vs stocks
- $2.40M vs $113K
- Cash flow turns positive
- year 1
The deal
- Price
- $64,500
- Cash to close
- $14,835
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,126/mo
- Cash-on-cash
- 91.1%
- Cap rate
- 27.3%
- DSCR
- 4.28×
Break-even
- Price that breaks even
- $276,110
- Rent that breaks even
- $1,557/mo
Long run
- Year 30: property vs stocks
- $1.98M vs $113K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $12,535
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,450/mo
- Cash-on-cash
- 138.8%
- Cap rate
- 38.3%
- DSCR
- 6.00×
Break-even
- Price that breaks even
- $326,974
- Rent that breaks even
- $1,317/mo
Long run
- Year 30: property vs stocks
- $2.44M vs $95K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $12,535
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,180/mo
- Cash-on-cash
- 112.9%
- Cap rate
- 32.4%
- DSCR
- 5.07×
Break-even
- Price that breaks even
- $276,110
- Rent that breaks even
- $1,479/mo
Long run
- Year 30: property vs stocks
- $2.01M vs $95K
- Cash flow turns positive
- year 1
The deal
- Price
- $64,500
- Cash to close
- $18,060
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,418/mo
- Cash-on-cash
- 94.2%
- Cap rate
- 32.4%
- DSCR
- 5.41×
Break-even
- Price that breaks even
- $348,772
- Rent that breaks even
- $1,358/mo
Long run
- Year 30: property vs stocks
- $2.42M vs $137K
- Cash flow turns positive
- year 1
The deal
- Price
- $64,500
- Cash to close
- $18,060
- Price per unit
- $21,500
- GRM
- 1.7
Each month
- Cash flow
- $1,148/mo
- Cash-on-cash
- 76.3%
- Cap rate
- 27.3%
- DSCR
- 4.57×
Break-even
- Price that breaks even
- $294,517
- Rent that breaks even
- $1,525/mo
Long run
- Year 30: property vs stocks
- $2.00M vs $137K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $15,260
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,468/mo
- Cash-on-cash
- 115.5%
- Cap rate
- 38.3%
- DSCR
- 6.40×
Break-even
- Price that breaks even
- $348,772
- Rent that breaks even
- $1,293/mo
Long run
- Year 30: property vs stocks
- $2.46M vs $116K
- Cash flow turns positive
- year 1
The deal
- Price
- $54,500
- Cash to close
- $15,260
- Price per unit
- $18,167
- GRM
- 1.4
Each month
- Cash flow
- $1,198/mo
- Cash-on-cash
- 94.2%
- Cap rate
- 32.4%
- DSCR
- 5.40×
Break-even
- Price that breaks even
- $294,517
- Rent that breaks even
- $1,453/mo
Long run
- Year 30: property vs stocks
- $2.04M vs $116K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$386 |
| PMI | −$36 |
| Cash flow | $1,318 |
| Principal paid down (equity, not cash) | $49 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$386 |
| PMI | −$36 |
| Cash flow | $1,047 |
| Principal paid down (equity, not cash) | $49 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$326 |
| PMI | −$31 |
| Cash flow | $1,383 |
| Principal paid down (equity, not cash) | $42 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$326 |
| PMI | −$31 |
| Cash flow | $1,113 |
| Principal paid down (equity, not cash) | $42 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$343 |
| Cash flow | $1,397 |
| Principal paid down (equity, not cash) | $44 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$343 |
| Cash flow | $1,126 |
| Principal paid down (equity, not cash) | $44 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$290 |
| Cash flow | $1,450 |
| Principal paid down (equity, not cash) | $37 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$290 |
| Cash flow | $1,180 |
| Principal paid down (equity, not cash) | $37 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$322 |
| Cash flow | $1,418 |
| Principal paid down (equity, not cash) | $41 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$322 |
| Cash flow | $1,148 |
| Principal paid down (equity, not cash) | $41 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Net operating income | $1,740 |
| Mortgage (principal + interest) | −$272 |
| Cash flow | $1,468 |
| Principal paid down (equity, not cash) | $35 |
| Rent | $3,200 |
| Vacancy (6%) | −$192 |
| Collected | $3,008 |
| Property tax Estimate | −$113 |
| Insurance Estimate | −$296 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$256 |
| Capital reserve (9% of rent) | −$288 |
| Property management | −$271 |
| Net operating income | $1,470 |
| Mortgage (principal + interest) | −$272 |
| Cash flow | $1,198 |
| Principal paid down (equity, not cash) | $35 |
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
- $147,164
- Rental profits, invested at 7%
- $2,191,374
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $58,050 of loan.
$817,618 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $63,829
$8,385 put into an index fund instead of the down payment and closing costs.
The building comes out $2,274,710 ahead after 30 years.
- Your equity when you sell
- $147,164
- Rental profits, invested at 7%
- $1,770,269
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $58,050 of loan.
$663,062 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $63,829
$8,385 put into an index fund instead of the down payment and closing costs.
The building comes out $1,853,605 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $2,260,987
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $49,050 of loan.
$839,443 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $53,933
$7,085 put into an index fund instead of the down payment and closing costs.
The building comes out $2,331,402 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $1,839,882
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $49,050 of loan.
$684,888 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $53,933
$7,085 put into an index fund instead of the down payment and closing costs.
The building comes out $1,910,298 ahead after 30 years.
- Your equity when you sell
- $147,164
- Rental profits, invested at 7%
- $2,251,241
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $51,600 of loan.
$834,807 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $112,928
$14,835 put into an index fund instead of the down payment and closing costs.
The building comes out $2,285,478 ahead after 30 years.
- Your equity when you sell
- $147,164
- Rental profits, invested at 7%
- $1,830,137
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $51,600 of loan.
$680,252 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $112,928
$14,835 put into an index fund instead of the down payment and closing costs.
The building comes out $1,864,374 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $2,311,573
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $43,600 of loan.
$853,968 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $95,420
$12,535 put into an index fund instead of the down payment and closing costs.
The building comes out $2,340,501 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $1,890,468
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $43,600 of loan.
$699,413 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $95,420
$12,535 put into an index fund instead of the down payment and closing costs.
The building comes out $1,919,397 ahead after 30 years.
- Your equity when you sell
- $147,164
- Rental profits, invested at 7%
- $2,275,562
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $48,375 of loan.
$842,532 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $137,477
$18,060 put into an index fund instead of the down payment and closing costs.
The building comes out $2,285,250 ahead after 30 years.
- Your equity when you sell
- $147,164
- Rental profits, invested at 7%
- $1,854,458
Sells for $156,558 (value up 3% a year), minus 6% selling cost ($9,394). Rent paid down $48,375 of loan.
$687,976 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $137,477
$18,060 put into an index fund instead of the down payment and closing costs.
The building comes out $1,864,146 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $2,332,123
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $40,875 of loan.
$860,495 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $116,163
$15,260 put into an index fund instead of the down payment and closing costs.
The building comes out $2,340,309 ahead after 30 years.
- Your equity when you sell
- $124,349
- Rental profits, invested at 7%
- $1,911,019
Sells for $132,286 (value up 3% a year), minus 6% selling cost ($7,937). Rent paid down $40,875 of loan.
$705,939 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $116,163
$15,260 put into an index fund instead of the down payment and closing costs.
The building comes out $1,919,204 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 $2.34M, stocks $64K. The property wins.
Year 30 (loan paid off): property $1.92M, stocks $64K. The property wins.
Year 30 (loan paid off): property $2.39M, stocks $54K. The property wins.
Year 30 (loan paid off): property $1.96M, stocks $54K. The property wins.
Year 30 (loan paid off): property $2.40M, stocks $113K. The property wins.
Year 30 (loan paid off): property $1.98M, stocks $113K. The property wins.
Year 30 (loan paid off): property $2.44M, stocks $95K. The property wins.
Year 30 (loan paid off): property $2.01M, stocks $95K. The property wins.
Year 30 (loan paid off): property $2.42M, stocks $137K. The property wins.
Year 30 (loan paid off): property $2.00M, stocks $137K. The property wins.
Year 30 (loan paid off): property $2.46M, stocks $116K. The property wins.
Year 30 (loan paid off): property $2.04M, stocks $116K. 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.
1 bed / 1 bath estimate $975/mo · range $800–$1,125
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 104 5th St S, Virginia 55792 off market | $940 | 1 / 1 | 0.2 mi | 94% |
| 119 1st St N, Virginia 55792 off market | $1,230 | 1 / 1 | 0.2 mi | 94% |
| 408 5th St S, Unit 2, Virginia 55792 off market | $900 | 1 / 1 | 0.3 mi | 94% |
| 604 7th St S, Unit 2, Virginia 55792 | $850 | 1 / 1 | 0.5 mi | 93% |
| 606 7th St S, Unit 2, Virginia 55792 | $880 | 1 / 1 | 0.5 mi | 93% |
| 724 11th St N, Virginia 55792 off market | $750 | 1 / 1 | 1.0 mi | 92% |
| 517 14th St N, Unit 3, Virginia 55792 off market | $875 | 1 / 1 | 1.1 mi | 92% |
| 815 13th St N, Virginia 55792 off market | $1,350 | 1 / 1 | 1.1 mi | 92% |
| 8379 Jasmine St, Unit 3, Virginia 55792 off market | $925 | 1 / 1 | 1.8 mi | 91% |
| 8387 Jasmine St, Unit 5, Virginia 55792 off market | $950 | 1 / 1 | 1.8 mi | 91% |
3 bed / 3 bath estimate $1,250/mo · range $1,050–$1,425
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 206 S 4th Ave W, Unit 302, Virginia 55792 off market | $1,200 | 3 / 2 | 0.2 mi | 89% |
| 206 S 4th Ave, Apt 101, Virginia 55792 off market | $1,200 | 3 / 2 | 0.2 mi | 89% |
| 8365 Southern Dr, Virginia 55792 off market | $875 | 3 / 2 | 2.0 mi | 86% |
| 8383 Marigold St, Apt 5, Virginia 55792 off market | $1,350 | 3 / 1 | 1.8 mi | 82% |
| 117 2nd St N, Unit 2, Virginia 55792 off market | $1,535 | 3 / 1 | 0.3 mi | 77% |
| 206 S 4th Ave E, Unit 104, Virginia 55792 | $995 | 2 / 1 | 0.2 mi | 75% |
| 206 S 4th Ave W, Unit 112, Virginia 55792 off market | $995 | 2 / 1 | 0.2 mi | 75% |
| 206 S 4th Ave W, Unit 305, Virginia 55792 off market | $995 | 2 / 1 | 0.2 mi | 75% |
| 206 S 4th Ave E, Unit 108, Virginia 55792 off market | $995 | 2 / 1 | 0.2 mi | 75% |
| 206 S 4th Ave W, Unit 308, Virginia 55792 off market | $995 | 2 / 1 | 0.2 mi | 75% |
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
- highPriced under $100K: usually means major repairs, a fire or condemned building, a contract-for-deed or partial-interest sale, or a listing error. Find out why before anything else. Based on: Listing data: asking $64,500
- highPackage sale is required: you must buy the neighboring properties too, so the real cost and risk are larger than $64,500. Listing says: Must be sold in a package sale along with the neighboring property at 118 2nd St. S. · 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 116 2ND ST S
- mediumDescription gives no rents, lease terms or expenses, so 'fully rented' can't be checked. Listing says: This triplex is fully rented throughout · AI review
- mediumVague 'newer' updates with no dates or permits. Plumbing and HVAC age is unknown. Listing says: newer HVAC, plumbing, and electrical meters · AI review
- mediumUnderwriting cash flow looks far too good. Likely driven by unverified rents and a low price that may reflect hidden problems. Based on: data: underwriting · AI review
Opportunities
- Very low entry price per door if the package pencils and the buildings are sound. Based on: data: listing.price · AI review
- Sweat equity upside: cosmetic work could improve appearance and tenant quality. Listing says: some sweat equity · AI review
- Rent estimates exceed typical costs here, and there is no rent cap. Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- What is the total package price, and can any property be bought separately?
- Can I see the rent roll, leases, and 12 months of expenses?
- What are the property taxes and any special assessments?
- Who pays heat, water, and electric, and how many meters and furnaces are there?
- What are the ages of the roof, furnace, and plumbing, and were updates permitted?
- Why is it priced so low, and why has it sat 63 days?
Bottom line
Cheap triplex that only works if the package, the rents and the building condition hold up, so verify everything before getting excited about the 32% cap. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Estimateestimate. No tax record found; 2.1% of price. | $1,354 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,550 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $255 |
| 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 1906: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-08-03 (63 days).
| Date | Event | Price |
|---|---|---|
| Listed | $64,500 | |
| Listed | $64,500 |
From the listing Listing
| Listed as | triplex |
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 Virginia on rental licensing before you buy.