1220 Front St N
Duplex · 2 units: 1 bed / 7.5 bath and studio / 7.5 bath unit split estimated · 5,184 sq ft
Crookston, MN · View the listing ↗
Photos courtesy of EXIT REALTY HEARTLAND ND - Broker, via Realtor.com.
- Asking price
- $498,500 2 units · $249K per unit
- Monthly cash flow
- −$1,947 at 20% down, 7%
- Estimated rent
- $2,325/mo low confidence
- Break-even price
- $132,615 where cash flow hits $0
First look
This is a 15-unit efficiency complex, not a 2-4 unit property, and our rent estimates and underwriting are built on bad inputs (2 units, 15 baths), so ignore the break-even figure. Use the listing's own numbers. In-place rent is $4,605/mo ($55,260/yr) and effective gross income is $61,535 against $41,127 of operating expenses before property tax and insurance. That leaves roughly $20K before tax and insurance, and the pitch of $28,600 or $38,000 NOI depends on filling units and raising $400 rents. At $498,500 that is a cap rate near 4% or lower once tax and insurance come off, so it does not work at current rates unless the price drops sharply. Get the rent roll, the 3 years of P&L and the tax bill first, and check the 1950 building's wiring, plumbing and boiler loop before a showing.
Things to consider
- The listing numbers leave out tax and insurance Reported expenses of $41,127 exclude both. Real NOI will be lower than the $28,600 and $38,000 pitched.Listing says: “The owner carries insurance outside the property, so no premium appears in these numbers”
- Price versus income In-place rent of $4,605/mo and $61,535 EGI do not support $498,500 once tax and insurance are added. Compare to what similar Crookston buildings trade for.Listing says: “In-place rent is $4,605/mo.”
- The upside is a projection Raising 14 efficiency rents toward the high $400s depends on this small market holding. Recent turns are mixed at $420 to $500.Listing says: “The last three units that turned rented at $420, $465 and $500.”
- Owner pays heat and water on a 15-unit building Gas and water costs swing with winters and aging pipes, and they come out of low rents. Verify the actual bills.Listing says: “Owner pays gas, water, sewer and trash.”
- Our model data is wrong for this property FACTS treats it as a 2-unit property with 15 baths, so the -$1,947 monthly cash flow, 1.7% cap rate and $132,615 break-even price are unreliable. Rebuild the numbers from the rent roll and P&L.
- Appraisal and age of the building The seller's appraisal is from February and is not independent for your lender. A 1950 building needs a systems inspection before relying on it.Listing says: “Appraised at $488,000 on 02/04/2026 by Weber Appraisal Service.”
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Rents the listing states
- Efficiency (asking): $400Listing says: Asking rent on the efficiencies is $400.
Condition and repairs
- doneBoiler replacedListing says: Boiler replaced 2021
- doneNew guttersListing says: New gutters installed 2026
- doneUnit 15 freshly renovatedListing says: the 15th is freshly renovated and available to show now
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
- $498,500
- Cash to close
- $64,805
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$2,559/mo
- Cash-on-cash
- −47.4%
- Cap rate
- 1.7%
- DSCR
- 0.22×
Break-even
- Price that breaks even
- $107,757
- Rent that breaks even
- $5,606/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.97M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $498,500
- Cash to close
- $64,805
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$2,756/mo
- Cash-on-cash
- −51.0%
- Cap rate
- 1.2%
- DSCR
- 0.16×
Break-even
- Price that breaks even
- $77,728
- Rent that breaks even
- $6,288/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $3.27M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $63,505
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$2,494/mo
- Cash-on-cash
- −47.1%
- Cap rate
- 1.7%
- DSCR
- 0.22×
Break-even
- Price that breaks even
- $107,757
- Rent that breaks even
- $5,522/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $2.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $63,505
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$2,691/mo
- Cash-on-cash
- −50.8%
- Cap rate
- 1.3%
- DSCR
- 0.16×
Break-even
- Price that breaks even
- $77,728
- Rent that breaks even
- $6,194/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $3.19M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $498,500
- Cash to close
- $114,655
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$1,947/mo
- Cash-on-cash
- −20.4%
- Cap rate
- 1.7%
- DSCR
- 0.27×
Break-even
- Price that breaks even
- $132,615
- Rent that breaks even
- $4,822/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.88M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $498,500
- Cash to close
- $114,655
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$2,144/mo
- Cash-on-cash
- −22.4%
- Cap rate
- 1.2%
- DSCR
- 0.19×
Break-even
- Price that breaks even
- $95,659
- Rent that breaks even
- $5,408/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $3.19M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $112,355
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$1,894/mo
- Cash-on-cash
- −20.2%
- Cap rate
- 1.7%
- DSCR
- 0.27×
Break-even
- Price that breaks even
- $132,615
- Rent that breaks even
- $4,753/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $2.81M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $112,355
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$2,091/mo
- Cash-on-cash
- −22.3%
- Cap rate
- 1.3%
- DSCR
- 0.20×
Break-even
- Price that breaks even
- $95,659
- Rent that breaks even
- $5,332/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $3.11M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $498,500
- Cash to close
- $139,580
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$1,782/mo
- Cash-on-cash
- −15.3%
- Cap rate
- 1.7%
- DSCR
- 0.28×
Break-even
- Price that breaks even
- $141,456
- Rent that breaks even
- $4,609/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $498,500
- Cash to close
- $139,580
- Price per unit
- $249,250
- GRM
- 17.9
Each month
- Cash flow
- −$1,978/mo
- Cash-on-cash
- −17.0%
- Cap rate
- 1.2%
- DSCR
- 0.20×
Break-even
- Price that breaks even
- $102,036
- Rent that breaks even
- $5,170/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $3.19M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $136,780
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$1,732/mo
- Cash-on-cash
- −15.2%
- Cap rate
- 1.7%
- DSCR
- 0.29×
Break-even
- Price that breaks even
- $141,456
- Rent that breaks even
- $4,545/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $2.81M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $488,500
- Cash to close
- $136,780
- Price per unit
- $244,250
- GRM
- 17.5
Each month
- Cash flow
- −$1,928/mo
- Cash-on-cash
- −16.9%
- Cap rate
- 1.3%
- DSCR
- 0.21×
Break-even
- Price that breaks even
- $102,036
- Rent that breaks even
- $5,098/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $3.11M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,985 |
| PMI | −$280 |
| Cash flow | −$2,559 |
| Principal paid down (equity, not cash) | $380 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,985 |
| PMI | −$280 |
| Cash flow | −$2,756 |
| Principal paid down (equity, not cash) | $380 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,925 |
| PMI | −$275 |
| Cash flow | −$2,494 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,925 |
| PMI | −$275 |
| Cash flow | −$2,691 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,653 |
| Cash flow | −$1,947 |
| Principal paid down (equity, not cash) | $338 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,653 |
| Cash flow | −$2,144 |
| Principal paid down (equity, not cash) | $338 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,600 |
| Cash flow | −$1,894 |
| Principal paid down (equity, not cash) | $331 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,600 |
| Cash flow | −$2,091 |
| Principal paid down (equity, not cash) | $331 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,487 |
| Cash flow | −$1,782 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,487 |
| Cash flow | −$1,978 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Net operating income | $706 |
| Mortgage (principal + interest) | −$2,438 |
| Cash flow | −$1,732 |
| Principal paid down (equity, not cash) | $310 |
| Rent | $2,325 |
| Vacancy (6%) | −$140 |
| Collected | $2,186 |
| Property tax Listing | −$620 |
| Insurance Estimate | −$258 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$186 |
| Capital reserve (8% of rent) | −$186 |
| Property management | −$197 |
| Net operating income | $509 |
| Mortgage (principal + interest) | −$2,438 |
| Cash flow | −$1,928 |
| Principal paid down (equity, not cash) | $310 |
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
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $448,650 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $493,312
- Monthly shortfalls, invested
- $2,474,292
$64,805 put into an index fund instead of the down payment and closing costs.
$738,849 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,830,213 ahead after 30 years.
- Your equity when you sell
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $448,650 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $493,312
- Monthly shortfalls, invested
- $2,780,250
$64,805 put into an index fund instead of the down payment and closing costs.
$851,143 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,136,171 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $439,650 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $483,416
- Monthly shortfalls, invested
- $2,404,679
$63,505 put into an index fund instead of the down payment and closing costs.
$717,023 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,773,520 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $439,650 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $483,416
- Monthly shortfalls, invested
- $2,710,637
$63,505 put into an index fund instead of the down payment and closing costs.
$829,317 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,079,479 ahead after 30 years.
- Your equity when you sell
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $398,800 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $872,783
- Monthly shortfalls, invested
- $2,011,592
$114,655 put into an index fund instead of the down payment and closing costs.
$605,994 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,746,984 ahead after 30 years.
- Your equity when you sell
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $398,800 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $872,783
- Monthly shortfalls, invested
- $2,317,551
$114,655 put into an index fund instead of the down payment and closing costs.
$718,288 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,052,943 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $390,800 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $855,275
- Monthly shortfalls, invested
- $1,951,261
$112,355 put into an index fund instead of the down payment and closing costs.
$586,833 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,691,961 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $390,800 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $855,275
- Monthly shortfalls, invested
- $2,257,219
$112,355 put into an index fund instead of the down payment and closing costs.
$699,127 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,997,919 ahead after 30 years.
- Your equity when you sell
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $373,875 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,062,519
- Monthly shortfalls, invested
- $1,823,622
$139,580 put into an index fund instead of the down payment and closing costs.
$546,296 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,748,750 ahead after 30 years.
- Your equity when you sell
- $1,137,391
- Rental profits, invested at 7%
- $0
Sells for $1,209,990 (value up 3% a year), minus 6% selling cost ($72,599). Rent paid down $373,875 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,062,519
- Monthly shortfalls, invested
- $2,129,581
$139,580 put into an index fund instead of the down payment and closing costs.
$658,590 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,054,709 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $366,375 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,041,204
- Monthly shortfalls, invested
- $1,767,062
$136,780 put into an index fund instead of the down payment and closing costs.
$528,333 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,693,691 ahead after 30 years.
- Your equity when you sell
- $1,114,575
- Rental profits, invested at 7%
- $0
Sells for $1,185,718 (value up 3% a year), minus 6% selling cost ($71,143). Rent paid down $366,375 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,041,204
- Monthly shortfalls, invested
- $2,073,021
$136,780 put into an index fund instead of the down payment and closing costs.
$640,627 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,999,650 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 $1.14M, stocks $2.97M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $3.27M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $2.89M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $3.19M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $2.88M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $3.19M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $2.81M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $3.11M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $2.89M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $3.19M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $2.81M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $3.11M. 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.
1 bed / 7.5 bath estimate $1,125/mo · range $850–$1,400
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1225 Birch St, Crookston 56716 | $600 | 1 / 1 | 0.2 mi | 82% |
| 113 N Broadway, Unit 3, Crookston 56716 off market | $600 | 1 / 1 | 0.7 mi | 81% |
| 906 Lowell St, Crookston 56716 off market | $550 | 1 / 1 | 0.7 mi | 81% |
| 605 E Robert St, Crookston 56716 off market | $305 | 1 / 1 | 1.3 mi | 80% |
| 1700 Widman Ln, Crookston 56716 | $785 | 1 / 1 | 0.3 mi | 66% |
| 105 S Main St, Crookston 56716 off market | $450 | 1 / 1 | 0.7 mi | 66% |
| 1120 Barrette St, Crookston 56716 | $868 | 1 / 1 | 0.7 mi | 65% |
| 1901 Pirate Dr, Apt 101, Crookston 56716 off market | $1,230 | 2 / 2 | 1.0 mi | 58% |
| 315 Summit Ave, Crookston 56716 off market | $795 | 2 / 1 | 0.5 mi | 58% |
| 1901 Pirate Dr, Apt 306, Crookston 56716 off market | $1,130 | 2 / 2 | 1.0 mi | 58% |
0 bed / 7.5 bath estimate $1,200/mo · range $1,050–$1,200
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1225 Birch St, Crookston 56716 | $600 | 1 / 1 | 0.2 mi | 72% |
| 113 N Broadway, Unit 3, Crookston 56716 off market | $600 | 1 / 1 | 0.7 mi | 72% |
| 906 Lowell St, Crookston 56716 off market | $550 | 1 / 1 | 0.7 mi | 71% |
| 1901 Pirate Dr, Crookston 56716 | $745 | 0 / 1 | 1.0 mi | 65% |
| 1901 Pirate Dr, Apt 113, Crookston 56716 off market | $745 | 0 / 1 | 1.0 mi | 65% |
| 625 7th St W, Crookston 56716 off market | $650 | 0 / 1 | 0.3 mi | 65% |
| 1700 Widman Ln, Crookston 56716 | $785 | 1 / 1 | 0.3 mi | 57% |
| 105 S Main St, Crookston 56716 off market | $450 | 1 / 1 | 0.7 mi | 56% |
| 1120 Barrette St, Crookston 56716 | $868 | 1 / 1 | 0.7 mi | 56% |
| 1901 Pirate Dr, Apt 314, Crookston 56716 off market | $1,425 | 3 / 2 | 1.0 mi | 50% |
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
- highInsurance is not in the expenses. Property tax is also excluded, so true NOI is lower than shown. Listing says: The owner carries insurance outside the property, so no premium appears in these numbers · 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 1220 FRONT ST N
- mediumAsking is $365,885 above the price where cash flow breaks even ($132,615) at the default scenario. Based on: Derived: price $498,500 vs. break-even $132,615
- mediumExpenses exclude tax, and the owner pays gas, water, sewer and trash on very low rents. Utility costs could climb. Listing says: Owner pays gas, water, sewer and trash. · AI review
- mediumOnly 11 of 15 units are occupied and paying. Two leases have not started and two units are vacant. Listing says: 11 units occupied and paying · AI review
- mediumUpside NOI relies on rent increases to the high $400s, which are projections, not income. Listing says: Bring all fifteen toward the high $400s: NOI to roughly $38,000 · AI review
- lowZoning is A-1 Limited Development. Confirm that the 15 units are legal and conforming. Listing says: Zoning is recorded as A-1 Limited Development. · AI review
Opportunities
- Recent turns rented above the $400 asking rent, so there may be room to raise rents. Listing says: The last three units that turned rented at $420, $465 and $500. · AI review
- 1.5 acres with room left over may allow added parking, storage or other uses, if zoning permits. Listing says: 15 units on a full 1.5 acres (220 x 300) · AI review
- Documents are posted with no NDA, so you can check the numbers before offering. Listing says: Three years of profit-and-loss statements, the current rent roll, and the 2026 appraisal are posted. · AI review
Questions for the agent
- What is the real property tax bill, and are there any special assessments?
- What does insurance cost for a 15-unit 1950 building? Get a quote.
- Can I see the rent roll with lease end dates, and which units are month-to-month?
- What do gas, water and sewer cost per year, and is there a single meter or boiler?
- What is the electrical service and wiring (panels, fuses, aluminum)? Are units separately metered?
- Why 54 days on market, and has the price been cut? Why is the list price above the appraisal?
Bottom line
A 15-unit efficiency building priced near $500K whose in-place income gives roughly a 4% cap before tax and insurance, so it only works with a big price cut. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2024. 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. | $7,436 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,096 |
| 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 2026-08-12 (54 days); last sold for $167,000 on 2009-02-23.
| Date | Event | Price |
|---|---|---|
| Removed | — | |
| Listed | $498,500 | |
| Removed | — | |
| Price changed | $475,000 | |
| Listed | $525,000 | |
| Sold public record | $167,000 |
From the listing Listing
| Listed as | multi family |
| Property tax, 2024 | $7,436 |
| County | Polk |
| Parcel number | 820089700 |
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 Crookston on rental licensing before you buy.