1208 S 2nd Ave W
Fourplex · 4 units: 2 bed / 1 bath ×4 · 3,956 sq ft
Virginia, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $270,000 4 units · $68K per unit
- Monthly cash flow
- $234 at 20% down, 7%
- Estimated rent
- $3,900/mo high confidence
- Break-even price
- $313,925 where cash flow hits $0
First look
This is a Virginia, MN fourplex at $270K, about $67.5K a door, with four 2-bed/1-bath units. Our estimate is about $975 per unit, or roughly $3,900 a month, and at the ask that pencils to around $234/month cash flow and a 7.4% cap rate. That's thin but workable for today's rates, but it rests on our rent estimate, since the listing gives no actual rents, no expenses and no tax figure. The listing says 'Accounting numbers are approximated', and the county parcel wasn't matched, so taxes are unverified. The new roof and windows are real selling points, but the photos show dated, worn interiors, so 'well-maintained' is generous. Get the rent roll, trailing-12 expenses and the real tax bill before deciding on a showing. It looks worth seeing if the rents are close to our estimate.
Things to consider
- Rents are unverified Our $975 estimate drives the cash flow figure. If real rents are lower, or leases are cheap and fixed-term, the 7.4% cap rate shrinks fast.
- Expenses and taxes are unknown The parcel didn't match, so taxes and unit count aren't confirmed. Taxes and owner-paid utilities are the biggest swings in a fourplex's cash flow.
- Roof and windows are done, big capital items covered A 2024 roof and new windows cut near-term capex and energy loss on a 1908 building.Listing says: “a new roof in 2024”
- Interiors need ongoing reinvestment Appliances and bathrooms are replaced only when needed, and the photos show dated finishes. Budget for turnover costs and repairs.Listing says: “Other updates such as appliances and bathrooms occur as they are needed.”
- Price vs. break-even looks favorable Our break-even price of about $314K is well above the ask, which gives some cushion if expenses run higher than assumed.
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
- doneNew roofListing says: a new roof in 2024
- doneNew windows in all four apartmentsListing says: brand-new windows throughout all four apartments
- doneNew flooring in many unitsListing says: New flooring throughout many of the units.
- neededAppliances and bathrooms updated only as neededListing says: Other updates such as appliances and bathrooms occur as they are needed.
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
- $270,000
- Cash to close
- $35,100
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- −$98/mo
- Cash-on-cash
- −3.3%
- Cap rate
- 7.4%
- DSCR
- 0.94×
Break-even
- Price that breaks even
- $255,082
- Rent that breaks even
- $4,029/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $281K
- Cash flow turns positive
- year 4
The deal
- Price
- $270,000
- Cash to close
- $35,100
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- −$428/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 6.0%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $204,711
- Rent that breaks even
- $4,533/mo
Long run
- Year 30: property vs stocks
- $840K vs $404K
- Cash flow turns positive
- year 9
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- −$32/mo
- Cash-on-cash
- −1.1%
- Cap rate
- 7.7%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $255,082
- Rent that breaks even
- $3,942/mo
Long run
- Year 30: property vs stocks
- $1.27M vs $260K
- Cash flow turns positive
- year 2
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- −$362/mo
- Cash-on-cash
- −12.9%
- Cap rate
- 6.2%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $204,711
- Rent that breaks even
- $4,436/mo
Long run
- Year 30: property vs stocks
- $854K vs $362K
- Cash flow turns positive
- year 8
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- $234/mo
- Cash-on-cash
- 4.5%
- Cap rate
- 7.4%
- DSCR
- 1.16×
Break-even
- Price that breaks even
- $313,925
- Rent that breaks even
- $3,592/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $473K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- −$96/mo
- Cash-on-cash
- −1.9%
- Cap rate
- 6.0%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $251,935
- Rent that breaks even
- $4,042/mo
Long run
- Year 30: property vs stocks
- $969K vs $488K
- Cash flow turns positive
- year 4
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- $287/mo
- Cash-on-cash
- 5.8%
- Cap rate
- 7.7%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $313,925
- Rent that breaks even
- $3,522/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $455K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- −$43/mo
- Cash-on-cash
- −0.9%
- Cap rate
- 6.2%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $251,935
- Rent that breaks even
- $3,964/mo
Long run
- Year 30: property vs stocks
- $996K vs $460K
- Cash flow turns positive
- year 3
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- $324/mo
- Cash-on-cash
- 5.1%
- Cap rate
- 7.4%
- DSCR
- 1.24×
Break-even
- Price that breaks even
- $334,854
- Rent that breaks even
- $3,474/mo
Long run
- Year 30: property vs stocks
- $1.57M vs $575K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $67,500
- GRM
- 5.8
Each month
- Cash flow
- −$6/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 6.0%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $268,730
- Rent that breaks even
- $3,909/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $576K
- Cash flow turns positive
- year 2
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- $374/mo
- Cash-on-cash
- 6.2%
- Cap rate
- 7.7%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $334,854
- Rent that breaks even
- $3,409/mo
Long run
- Year 30: property vs stocks
- $1.60M vs $554K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $65,000
- GRM
- 5.6
Each month
- Cash flow
- $44/mo
- Cash-on-cash
- 0.7%
- Cap rate
- 6.2%
- DSCR
- 1.03×
Break-even
- Price that breaks even
- $268,730
- Rent that breaks even
- $3,836/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $554K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | −$98 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | −$428 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | −$32 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | −$362 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | $234 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | −$96 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | $287 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | −$43 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | $324 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | −$6 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Net operating income | $1,671 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | $374 |
| Principal paid down (equity, not cash) | $165 |
| Rent | $3,900 |
| Vacancy (6%) | −$234 |
| Collected | $3,666 |
| Property tax Estimate | −$472 |
| Insurance Estimate | −$421 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$351 |
| Capital reserve (9% of rent) | −$351 |
| Property management | −$330 |
| Net operating income | $1,341 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | $44 |
| Principal paid down (equity, not cash) | $165 |
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
- $616,039
- Rental profits, invested at 7%
- $613,703
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$303,723 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
- Monthly shortfalls, invested
- $13,350
$35,100 put into an index fund instead of the down payment and closing costs.
$1,933 you'd have paid in while the building lost money, invested instead.
The building comes out $949,202 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $223,987
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$135,305 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
- Monthly shortfalls, invested
- $136,855
$35,100 put into an index fund instead of the down payment and closing costs.
$21,880 you'd have paid in while the building lost money, invested instead.
The building comes out $435,981 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $672,716
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$324,003 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
- Monthly shortfalls, invested
- $2,750
$33,800 put into an index fund instead of the down payment and closing costs.
$387 you'd have paid in while the building lost money, invested instead.
The building comes out $1,005,894 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $261,192
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$151,563 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
- Monthly shortfalls, invested
- $104,447
$33,800 put into an index fund instead of the down payment and closing costs.
$16,311 you'd have paid in while the building lost money, invested instead.
The building comes out $492,673 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $850,963
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$373,748 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
$62,100 put into an index fund instead of the down payment and closing costs.
The building comes out $994,281 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $353,004
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$187,620 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
- Monthly shortfalls, invested
- $15,263
$62,100 put into an index fund instead of the down payment and closing costs.
$2,237 you'd have paid in while the building lost money, invested instead.
The building comes out $481,059 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $911,294
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$392,908 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
$59,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,049,304 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $402,469
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$205,169 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
- Monthly shortfalls, invested
- $4,396
$59,800 put into an index fund instead of the down payment and closing costs.
$625 you'd have paid in while the building lost money, invested instead.
The building comes out $536,083 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $952,771
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$406,081 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
$75,600 put into an index fund instead of the down payment and closing costs.
The building comes out $993,325 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $440,091
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$217,793 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
- Monthly shortfalls, invested
- $541
$75,600 put into an index fund instead of the down payment and closing costs.
$76 you'd have paid in while the building lost money, invested instead.
The building comes out $480,104 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $1,009,332
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$424,044 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
$72,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,048,383 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $496,111
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$235,680 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
$72,800 put into an index fund instead of the down payment and closing costs.
The building comes out $535,162 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 $1.23M, stocks $281K. The property wins.
Year 30 (loan paid off): property $840K, stocks $404K. The property wins.
Year 30 (loan paid off): property $1.27M, stocks $260K. The property wins.
Year 30 (loan paid off): property $854K, stocks $362K. The property wins.
Year 30 (loan paid off): property $1.47M, stocks $473K. The property wins.
Year 30 (loan paid off): property $969K, stocks $488K. The property wins.
Year 30 (loan paid off): property $1.50M, stocks $455K. The property wins.
Year 30 (loan paid off): property $996K, stocks $460K. The property wins.
Year 30 (loan paid off): property $1.57M, stocks $575K. The property wins.
Year 30 (loan paid off): property $1.06M, stocks $576K. The property wins.
Year 30 (loan paid off): property $1.60M, stocks $554K. The property wins.
Year 30 (loan paid off): property $1.09M, stocks $554K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.
2 bed / 1 bath estimate $975/mo · range $875–$1,075
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 310 S 8th St, Virginia 55792 off market | $1,000 | 2 / 1 | 0.2 mi | 94% |
| 329 S 7th St, Virginia 55792 off market | $1,100 | 2 / 1 | 0.3 mi | 93% |
| 227 6th St S, Unit 2, Virginia 55792 off market | $695 | 2 / 1 | 0.4 mi | 93% |
| 707 S 5th Ave, Apt 3, Virginia 55792 | $995 | 2 / 1 | 0.4 mi | 93% |
| 610-1 7th St S, Virginia 55792 off market | $1,000 | 2 / 1 | 0.5 mi | 93% |
| 206 S 4th Ave E, Unit 104, Virginia 55792 | $995 | 2 / 1 | 0.6 mi | 93% |
| 206 S 4th Ave W, Unit 305, Virginia 55792 off market | $995 | 2 / 1 | 0.6 mi | 93% |
| 206 S 4th Ave W, Unit 112, Virginia 55792 off market | $995 | 2 / 1 | 0.6 mi | 93% |
| 206 S 4th Ave W, Unit 308, Virginia 55792 off market | $995 | 2 / 1 | 0.6 mi | 93% |
| 206 S 4th Ave E, Unit 108, Virginia 55792 off market | $995 | 2 / 1 | 0.6 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
- highNo actual rents or expenses given; numbers are 'approximated' Listing says: Square Footage and Accounting numbers are approximated. · 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 1208 2ND AVE W S
- mediumBathrooms and appliances are replaced only when they fail, so expect deferred updates Listing says: Other updates such as appliances and bathrooms occur as they are needed. · AI review
- mediumInteriors look worn and dated despite the 'well-maintained' claim; ceiling tiles and old white electric ranges visible Based on: photo 5 · AI review
- lowCracks and scuffs on bedroom walls suggest older plaster or settling; get it looked at Based on: photo 10 · AI review
Opportunities
- Uniform 2-bed/1-bath layout makes management, turns and repairs simple Listing says: All four units feature a functional 2-bedroom, 1-bathroom layout · AI review
- Coin laundry on site adds a small income line to verify Listing says: coin-operated laundry on site · AI review
- Already passed the city rental inspection, which lowers licensing risk Listing says: has already passed the City of Virginia's residential rental inspection · AI review
Questions for the agent
- Can you send the current rent roll with lease end dates and the trailing-12 income and expenses?
- Who pays heat, water, electric and trash, and how is heat set up (one boiler or separate systems)?
- What do the coin laundry and any other income actually bring in per year?
- What are the real property taxes and any special assessments? The county record didn't match.
- What are the ages of the furnaces or boilers, water heaters and electrical panels?
- Which units got new flooring, and which still have the original bathrooms and appliances?
Bottom line
Numbers look workable at $270K if the rents are near $975 a door, but the listing gives no actual rents or expenses, so nothing is proven yet. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Estimateestimate. No tax record found; 2.1% of price. | $5,670 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $5,048 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent | $0 |
| Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal | $60 |
| Repairs / capital reserve Rulerule. built 1908: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear | 9% / 9% |
Price history Realtor.com
On the market since 2026-08-25 (41 days); down $20,000 (6.9%) from the first ask of $290,000.
| Date | Event | Price |
|---|---|---|
| Price changed | $270,000 | |
| Listed | $290,000 |
From the listing Listing
| Listed as | fourplex |
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.