119 8th St S
Duplex · 2 units: 1 bed / 1 bath and 2 bed / 1 bath · 2,012 sq ft
Virginia, MN · View the listing ↗
Photos courtesy of Z'Up North Realty, via Realtor.com.
- Asking price
- $30,000 2 units · $15K per unit
- Monthly cash flow
- $829 at 20% down, 7%
- Estimated rent
- $1,925/mo high confidence
- Break-even price
- $185,750 where cash flow hits $0
First look
This is a $30K gut-rehab duplex in Virginia, not a rent-ready rental. The photos show a stripped bathroom with open framing and debris, a boarded-up front porch, peeling paint and a bare-bones kitchen, and the description says the upstairs is 'ready to start from scratch.' Our model shows $829/mo cash flow and a 39.6% cap rate, but that assumes both units rent at $950-$975 today, and neither can. Treat the number as a ceiling and price out a full rehab first: electrical, plumbing, heat, roof, windows and two kitchens and baths. Look at the building with a contractor before you spend time on an offer. After 128 days on market a low offer is reasonable, but the real question is whether the structure is worth saving.
Things to consider
- Our cash flow figure assumes the units are rentable The $829/mo result uses full market rents, but the upstairs needs a gut job and the downstairs needs work. Add rehab cost and lost rent before trusting it.
- Rehab scope is likely large and unknown The description says upstairs is 'from scratch' and the photos show open framing in a bathroom. Systems may need replacement, so get a contractor bid first.From photo 9
- Legal status needs checking Under $100K often means code or condemnation issues. A unit that can't be licensed or rented has no income.
- Negotiation room is real The listing is 128 days old and uses motivated-seller language, which supports a low offer. The offer still has to cover the rehab.Listing says: “MOTIVATED SELLER! BRING AN OFFER!”
- Rent estimates are modest Rents of about $950-$975 per unit limit how much rehab the building can support. A $100K rehab would take years to pay back.
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
- neededFirst floor unit needs cosmetic and general updatesListing says: The first floor unit needs some TLC
- neededUpstairs unit needs a full rehab from scratchListing says: the upstairs unit it ready to start from scratch
- doneSome updates already done, but scope unspecifiedListing says: had some updates done to it
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
- $30,000
- Cash to close
- $3,900
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $792/mo
- Cash-on-cash
- 243.7%
- Cap rate
- 39.5%
- DSCR
- 5.03×
Break-even
- Price that breaks even
- $150,933
- Rent that breaks even
- $896/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $30K
- Cash flow turns positive
- year 1
The deal
- Price
- $30,000
- Cash to close
- $3,900
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $629/mo
- Cash-on-cash
- 193.6%
- Cap rate
- 33.0%
- DSCR
- 4.20×
Break-even
- Price that breaks even
- $126,070
- Rent that breaks even
- $1,007/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $30K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $2,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $858/mo
- Cash-on-cash
- 395.8%
- Cap rate
- 59.3%
- DSCR
- 7.55×
Break-even
- Price that breaks even
- $150,933
- Rent that breaks even
- $811/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $20K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $2,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $695/mo
- Cash-on-cash
- 320.7%
- Cap rate
- 49.5%
- DSCR
- 6.30×
Break-even
- Price that breaks even
- $126,070
- Rent that breaks even
- $911/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $20K
- Cash flow turns positive
- year 1
The deal
- Price
- $30,000
- Cash to close
- $6,900
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $829/mo
- Cash-on-cash
- 144.2%
- Cap rate
- 39.5%
- DSCR
- 6.19×
Break-even
- Price that breaks even
- $185,750
- Rent that breaks even
- $848/mo
Long run
- Year 30: property vs stocks
- $1.38M vs $53K
- Cash flow turns positive
- year 1
The deal
- Price
- $30,000
- Cash to close
- $6,900
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $666/mo
- Cash-on-cash
- 115.8%
- Cap rate
- 33.0%
- DSCR
- 5.17×
Break-even
- Price that breaks even
- $155,152
- Rent that breaks even
- $953/mo
Long run
- Year 30: property vs stocks
- $1.13M vs $53K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $4,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $882/mo
- Cash-on-cash
- 230.1%
- Cap rate
- 59.3%
- DSCR
- 9.29×
Break-even
- Price that breaks even
- $185,750
- Rent that breaks even
- $779/mo
Long run
- Year 30: property vs stocks
- $1.42M vs $35K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $4,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $719/mo
- Cash-on-cash
- 187.7%
- Cap rate
- 49.5%
- DSCR
- 7.76×
Break-even
- Price that breaks even
- $155,152
- Rent that breaks even
- $875/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $35K
- Cash flow turns positive
- year 1
The deal
- Price
- $30,000
- Cash to close
- $8,400
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $839/mo
- Cash-on-cash
- 119.8%
- Cap rate
- 39.5%
- DSCR
- 6.60×
Break-even
- Price that breaks even
- $198,134
- Rent that breaks even
- $835/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $64K
- Cash flow turns positive
- year 1
The deal
- Price
- $30,000
- Cash to close
- $8,400
- Price per unit
- $15,000
- GRM
- 1.3
Each month
- Cash flow
- $676/mo
- Cash-on-cash
- 96.6%
- Cap rate
- 33.0%
- DSCR
- 5.52×
Break-even
- Price that breaks even
- $165,496
- Rent that breaks even
- $939/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $64K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $5,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $889/mo
- Cash-on-cash
- 190.5%
- Cap rate
- 59.3%
- DSCR
- 9.91×
Break-even
- Price that breaks even
- $198,134
- Rent that breaks even
- $771/mo
Long run
- Year 30: property vs stocks
- $1.42M vs $43K
- Cash flow turns positive
- year 1
The deal
- Price
- $20,000
- Cash to close
- $5,600
- Price per unit
- $10,000
- GRM
- 0.9
Each month
- Cash flow
- $726/mo
- Cash-on-cash
- 155.6%
- Cap rate
- 49.5%
- DSCR
- 8.27×
Break-even
- Price that breaks even
- $165,496
- Rent that breaks even
- $866/mo
Long run
- Year 30: property vs stocks
- $1.17M vs $43K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$180 |
| PMI | −$17 |
| Cash flow | $792 |
| Principal paid down (equity, not cash) | $23 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$180 |
| PMI | −$17 |
| Cash flow | $629 |
| Principal paid down (equity, not cash) | $23 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$120 |
| PMI | −$11 |
| Cash flow | $858 |
| Principal paid down (equity, not cash) | $15 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$120 |
| PMI | −$11 |
| Cash flow | $695 |
| Principal paid down (equity, not cash) | $15 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$160 |
| Cash flow | $829 |
| Principal paid down (equity, not cash) | $20 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$160 |
| Cash flow | $666 |
| Principal paid down (equity, not cash) | $20 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$106 |
| Cash flow | $882 |
| Principal paid down (equity, not cash) | $14 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$106 |
| Cash flow | $719 |
| Principal paid down (equity, not cash) | $14 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$150 |
| Cash flow | $839 |
| Principal paid down (equity, not cash) | $19 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$150 |
| Cash flow | $676 |
| Principal paid down (equity, not cash) | $19 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Net operating income | $989 |
| Mortgage (principal + interest) | −$100 |
| Cash flow | $889 |
| Principal paid down (equity, not cash) | $13 |
| Rent | $1,925 |
| Vacancy (6%) | −$116 |
| Collected | $1,810 |
| Property tax Estimate | −$52 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$154 |
| Capital reserve (9% of rent) | −$173 |
| Property management | −$163 |
| Net operating income | $826 |
| Mortgage (principal + interest) | −$100 |
| Cash flow | $726 |
| Principal paid down (equity, not cash) | $13 |
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
- $68,449
- Rental profits, invested at 7%
- $1,283,535
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $27,000 of loan.
$474,970 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $29,688
$3,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,322,296 ahead after 30 years.
- Your equity when you sell
- $68,449
- Rental profits, invested at 7%
- $1,030,214
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $27,000 of loan.
$381,995 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $29,688
$3,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,068,975 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,353,148
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $18,000 of loan.
$496,796 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $19,792
$2,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,378,988 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,099,827
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $18,000 of loan.
$403,821 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $19,792
$2,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,125,668 ahead after 30 years.
- Your equity when you sell
- $68,449
- Rental profits, invested at 7%
- $1,311,380
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $24,000 of loan.
$482,965 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $52,525
$6,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,327,304 ahead after 30 years.
- Your equity when you sell
- $68,449
- Rental profits, invested at 7%
- $1,058,060
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $24,000 of loan.
$389,990 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $52,525
$6,900 put into an index fund instead of the down payment and closing costs.
The building comes out $1,073,984 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,371,712
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $16,000 of loan.
$502,126 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $35,016
$4,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,382,328 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,118,391
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $16,000 of loan.
$409,151 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $35,016
$4,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,129,008 ahead after 30 years.
- Your equity when you sell
- $68,449
- Rental profits, invested at 7%
- $1,322,693
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $22,500 of loan.
$486,558 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $63,943
$8,400 put into an index fund instead of the down payment and closing costs.
The building comes out $1,327,198 ahead after 30 years.
- Your equity when you sell
- $68,449
- Rental profits, invested at 7%
- $1,069,372
Sells for $72,818 (value up 3% a year), minus 6% selling cost ($4,369). Rent paid down $22,500 of loan.
$393,583 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $63,943
$8,400 put into an index fund instead of the down payment and closing costs.
The building comes out $1,073,878 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,379,253
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $15,000 of loan.
$504,521 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $42,629
$5,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,382,257 ahead after 30 years.
- Your equity when you sell
- $45,632
- Rental profits, invested at 7%
- $1,125,932
Sells for $48,545 (value up 3% a year), minus 6% selling cost ($2,913). Rent paid down $15,000 of loan.
$411,546 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $42,629
$5,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,128,936 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 $1.35M, stocks $30K. The property wins.
Year 30 (loan paid off): property $1.10M, stocks $30K. The property wins.
Year 30 (loan paid off): property $1.40M, stocks $20K. The property wins.
Year 30 (loan paid off): property $1.15M, stocks $20K. The property wins.
Year 30 (loan paid off): property $1.38M, stocks $53K. The property wins.
Year 30 (loan paid off): property $1.13M, stocks $53K. The property wins.
Year 30 (loan paid off): property $1.42M, stocks $35K. The property wins.
Year 30 (loan paid off): property $1.16M, stocks $35K. The property wins.
Year 30 (loan paid off): property $1.39M, stocks $64K. The property wins.
Year 30 (loan paid off): property $1.14M, stocks $64K. The property wins.
Year 30 (loan paid off): property $1.42M, stocks $43K. The property wins.
Year 30 (loan paid off): property $1.17M, stocks $43K. 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.
1 bed / 1 bath estimate $950/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% |
| 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 | 0.4 mi | 93% |
| 606 7th St S, Unit 2, Virginia 55792 | $880 | 1 / 1 | 0.4 mi | 93% |
| 119 1st St N, Virginia 55792 off market | $1,230 | 1 / 1 | 0.6 mi | 93% |
| 724 11th St N, Virginia 55792 off market | $750 | 1 / 1 | 1.2 mi | 92% |
| 517 14th St N, Unit 3, Virginia 55792 off market | $875 | 1 / 1 | 1.4 mi | 92% |
| 815 13th St N, Virginia 55792 off market | $1,350 | 1 / 1 | 1.4 mi | 92% |
| 8379 Jasmine St, Unit 3, Virginia 55792 off market | $925 | 1 / 1 | 1.7 mi | 91% |
| 8387 Jasmine St, Unit 5, Virginia 55792 off market | $950 | 1 / 1 | 1.7 mi | 91% |
2 bed / 1 bath estimate $975/mo · range $875–$1,075
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 310 S 8th St, Virginia 55792 off market | $1,000 | 2 / 1 | 0.1 mi | 94% |
| 227 6th St S, Unit 2, Virginia 55792 off market | $695 | 2 / 1 | 0.2 mi | 94% |
| 329 S 7th St, Virginia 55792 off market | $1,100 | 2 / 1 | 0.2 mi | 94% |
| 707 S 5th Ave, Apt 3, Virginia 55792 | $995 | 2 / 1 | 0.3 mi | 94% |
| 206 S 4th Ave E, Unit 104, Virginia 55792 | $995 | 2 / 1 | 0.4 mi | 93% |
| 206 S 4th Ave W, Unit 112, Virginia 55792 off market | $995 | 2 / 1 | 0.4 mi | 93% |
| 610-1 7th St S, Virginia 55792 off market | $1,000 | 2 / 1 | 0.4 mi | 93% |
| 206 S 4th Ave W, Unit 308, Virginia 55792 off market | $995 | 2 / 1 | 0.4 mi | 93% |
| 206 S 4th Ave W, Unit 305, Virginia 55792 off market | $995 | 2 / 1 | 0.4 mi | 93% |
| 206 S 4th Ave E, Unit 108, Virginia 55792 off market | $995 | 2 / 1 | 0.4 mi | 93% |
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 $30,000
- highUpstairs unit is a full gut project and not rentable now Listing says: the upstairs unit it ready to start from scratch · AI review
- highBathroom is torn open with exposed framing and debris, so hidden damage is possible Based on: photo 9 · AI review
- mediumBoarded-up porch windows and heavily peeling paint suggest water and vacancy damage Based on: photo 3 · AI review
- mediumDescription gives no info on heat, electrical, plumbing, roof or foundation Listing says: ready for someone to take over the rest · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 128 days on market
- Motivated-seller language: room to negotiate. Listing says: "MOTIVATED SELLER ! BRING AN OFFER! Your summer project awaits"
- Very low basis: even with a heavy rehab, the total could stay far below the model's break-even price Based on: data: underwriting.break_even_price · AI review
- Seller wants out and the listing has sat for months, so a low offer is plausible Listing says: MOTIVATED SELLER! BRING AN OFFER! · AI review
- Original hardwood floors and woodwork could be kept to add character Listing says: This duplex features beautiful hardwood flooring, door handles, and dark wood door framing. · AI review
Questions for the agent
- Why is it priced at $30K: condemned, vacant-building registered, or just condition?
- What updates were done, and are there permits for them?
- What are the heat type, electrical service and plumbing condition? Is there a boiler or furnace for each unit?
- Is it licensed as a legal two-unit rental in Virginia, and has the city issued any orders?
- Are there open code violations, liens or back taxes?
- Who is doing the work in the bathroom, and why was it left open?
Bottom line
A $30K duplex that needs real gut-rehab money in both units; the model's cash flow only works after a full rehab that the listing doesn't price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Estimateestimate. No tax record found; 2.1% of price. | $630 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,533 |
| 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 1912: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-01 (127 days); down $5,000 (14.3%) from the first ask of $35,000; last sold for $45,500 on 2024-06-26; listed for rent at $2,999/mo on 2011-08-08.
| Date | Event | Price |
|---|---|---|
| Listed | $30,000 | |
| Relisted | $30,000 | |
| Removed | — | |
| Listed | $35,000 | |
| Removed | — | |
| Price changed | $24,900 | |
| Removed | — | |
| Listed | $26,900 | |
| Price changed | $26,900 | |
| Price changed | $27,900 | |
| Price changed | $28,900 | |
| Price changed | $29,900 | |
| Price changed | $31,500 | |
| Price changed | $32,500 | |
| Price changed | $39,000 | |
| Price changed | $45,000 | |
| Price changed | $49,000 | |
| Price changed | $56,500 | |
| Price changed | $58,500 | |
| Listed | $64,900 | |
| Sold public record | $45,500 | |
| Rental removed | $2,999/mo | |
| Rent changed | $2,999/mo | |
| Rent changed | $3,900/mo | |
| Rent changed | $6,900/mo |
From the listing Listing
| Listed as | duplex |
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.