130 E 16th St

Duplex · 2 units: 2 bed / 1 bath ×2 · 1,968 sq ft

Cash flows

2 photos

Photos, via Realtor.com.

Asking price: $95,000
Monthly cash flow: $813
Estimated rent: $2,500/mo
Break-even price: $247,754

Adjust the numbers See the full breakdown

First look

At $95K for a 1915 up/down in Hibbing, our numbers show about $813/month cash flow and a 16.7% cap rate at asking. That looks too good, so treat it as a question rather than a win. The description is thin: no rents, no lease dates, no utilities, no systems or roof age. Taxes and unit count are unverified because we couldn't match a county parcel. 212 days on market at this price suggests buyers found something. Get the rent roll, tax bill and a look at the heat and electrical before deciding on a showing.

Things to consider

Price looks too low for the rents our estimate suggests Two 2-beds at about $1,250 each against a $95K price gives a 16.7% cap rate. That usually means hidden repairs, low actual rents or higher costs than assumed.
Actual rents are unknown The cash flow depends on our rent estimates, not on real leases. Long-term tenants may pay less.Listing says: “long term tenants”
Taxes and unit count are unverified We couldn't match a county parcel, so the tax bill could differ from what we assumed. That changes cash flow.
1915 building with no system details Old heat, wiring, plumbing and roof can be big costs. The listing gives no ages, so budget for an inspection.
Photos show only the exterior You can't judge kitchens, baths, mechanicals or water damage from one snowy exterior shot. Ask for interior photos or visit first.From photo 1

From the photos

Based on 1 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

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: $95,000
Cash to close: $21,850
Price per unit: $47,500
GRM: 3.2

Each month

Cash flow: $813/mo
Cash-on-cash: 44.7%
Cap rate: 16.7%
DSCR: 2.61×

Break-even

Price that breaks even: $247,754
Rent that breaks even: $1,444/mo

Long run

Year 30: property vs stocks: $1.64M vs $166K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,500
Vacancy (6%)	−$150
Collected	$2,350
Property tax Estimate	−$166
Insurance Estimate	−$210
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$200
Capital reserve (9% of rent)	−$225
Net operating income	$1,319
Mortgage (principal + interest)	−$506
Cash flow	$813
Principal paid down (equity, not cash)	$64

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

If you buy this building$1,638,927

Your equity when you sell: $216,755
Rental profits, invested at 7%: $1,422,173

Same money in stocks$166,328

Cash to close, invested at 7%: $166,328

The building comes out $1,472,599 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

This propertyStocks at 7%

Year 30 (loan paid off): property $1.64M, stocks $166K. 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 $1,250/mo · range $1,100–$1,400

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1114 E 22nd St, Hibbing 55746 off market	$900	2 / 1	—	0.8 mi	2026-06-02	93%
100 Southview Dr, Hibbing 55746	$990	2 / 1	792	1.0 mi	2026-10-05	84%
3505 9th Ave W, Hibbing 55746	$748	2 / 1	627	1.7 mi	2024-11-16	81%
1626 5th Ave E, Hibbing 55746	$1,100	2 / 1	—	0.2 mi	2026-10-05	79%
2918 4th Ave W, Unit Main, Hibbing 55746 off market	$1,300	3 / 2	—	1.1 mi	2026-06-17	78%
2023 7th Ave E, Hibbing 55746 off market	$940	1 / 1	546	0.5 mi	2025-10-01	73%
602 5th St NW, Unit 1, Chisholm 55719 off market	$1,100	2 / 1	—	5.0 mi	2025-12-02	72%
2316 2nd Ave W, Apt 4, Hibbing 55746 off market	$900	1 / 1	500	0.6 mi	2024-12-29	72%
600 E 40th St, Hibbing 55746	$995	1 / 1	599	2.1 mi	2025-04-16	71%
1719 3rd Ave E, Hibbing 55746	$1,250	3 / 1	—	0.1 mi	2026-10-05	70%

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 $95,000
highSub-$100K price with 212 days on market and no explanation. Something may be wrong that the listing doesn't say. Based on: data: listing.days_on_market · 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 130 16TH ST E
medium'Well maintained' is a claim with no specifics. No roof, heating, electrical or plumbing updates are listed on a 1915 building. Listing says: well maintained with long term tenants · AI review
mediumLong-term tenants may be paying below-market rents, which would explain why no rents are stated. Listing says: Fully leased upper/lower duplex · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 212 days on market
Long time on market gives room to negotiate below ask, especially if inspection finds deferred work. Based on: data: listing.days_on_market · AI review
Stable occupancy with long-term tenants could mean low turnover costs. Rents may have room to rise toward our $1,250 estimate. Hibbing has no rent cap. Listing says: long term tenants · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit?
Why is it priced under $100K, and why has it sat 212 days?
What are the annual taxes, and are there any special assessments?
Which utilities does the owner pay, and are there separate meters and heating systems?
How old are the roof, furnace or boiler, water heaters and electrical panels?
Is the rental license current, and are both units legal and inspected?

Bottom line

The numbers look great at $95K, but the thin listing and 212 days on market mean you should verify rents, taxes and condition before getting excited. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Estimateestimate. No tax record found; 2.1% of price.	$1,995
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,521
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 1915: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-03-07 (212 days); last sold for $875,000 on 2021-10-13.

Date	Event	Price
2026-03-08	Listed	$95,000
2026-03-07	Listed	$95,000
2021-10-13	Sold public record	$875,000
2005-11-04	Sold public record	$30,000

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 Hibbing on rental licensing before you buy.