Photos courtesy of CENTURY 21 Atwood, via Realtor.com.
- Asking price
- $250,000 2 units · $125K per unit
- Monthly cash flow
- −$750 at 20% down, 7%
- Estimated rent
- $1,800/mo high confidence
- Break-even price
- $109,161 where cash flow hits $0
First look
This is a 1959 side-by-side duplex with two 2-bed/1-bath units in Albert Lea, listed at $250K. At that price our model shows about -$750 a month and a 2.8% cap rate. Break-even is near $109K, so the ask is more than double what the rents support. Rents are shown at $600 per side against our $900 estimate. Our facts list those $600 figures as actual, but the description states no rents, so get a rent roll and leases. The photos show original-era kitchens and baths, so a showing only makes sense if the price drops sharply. First check the taxes, the unit count and the basement drain area.
Things to consider
- Price versus rents At ask, cash flow is about -$750 a month and the cap rate is under 3%. Even at our $900 market rents the deal does not pencil.
- Unit condition is original and dated Original kitchens and baths mean budget for updates before you can push rents toward market.From photo 4
- Rent roll is unknown The facts show $600 per side but the description gives no rents or leases. Verify with leases and bank deposits.
- Basement moisture A wet-looking floor around a drain can mean drainage or sewer problems that get costly. Get an inspection.From photo 7
- Taxes unverified An investor may pay a higher non-homestead tax, which would push cash flow lower than modeled.
- Garage and carport Off-street parking helps with tenant demand and retention in a small market.Listing says: “Two stall garage with one additional carport.”
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
- doneWindows replacedListing says: Windows have been replaced.
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
- $250,000
- Cash to close
- $32,500
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$1,057/mo
- Cash-on-cash
- −39.0%
- Cap rate
- 2.8%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $88,699
- Rent that breaks even
- $3,155/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.20M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $250,000
- Cash to close
- $32,500
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$1,209/mo
- Cash-on-cash
- −44.6%
- Cap rate
- 2.1%
- DSCR
- 0.26×
Break-even
- Price that breaks even
- $65,451
- Rent that breaks even
- $3,538/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.43M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $31,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$991/mo
- Cash-on-cash
- −38.1%
- Cap rate
- 2.9%
- DSCR
- 0.37×
Break-even
- Price that breaks even
- $88,699
- Rent that breaks even
- $3,071/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.12M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $31,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$1,143/mo
- Cash-on-cash
- −44.0%
- Cap rate
- 2.1%
- DSCR
- 0.27×
Break-even
- Price that breaks even
- $65,451
- Rent that breaks even
- $3,444/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.35M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $250,000
- Cash to close
- $57,500
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$750/mo
- Cash-on-cash
- −15.6%
- Cap rate
- 2.8%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $109,161
- Rent that breaks even
- $2,761/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $250,000
- Cash to close
- $57,500
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$902/mo
- Cash-on-cash
- −18.8%
- Cap rate
- 2.1%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $80,550
- Rent that breaks even
- $3,097/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.39M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $55,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$696/mo
- Cash-on-cash
- −15.1%
- Cap rate
- 2.9%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $109,161
- Rent that breaks even
- $2,693/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.08M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $55,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$849/mo
- Cash-on-cash
- −18.4%
- Cap rate
- 2.1%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $80,550
- Rent that breaks even
- $3,020/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.31M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $250,000
- Cash to close
- $70,000
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$666/mo
- Cash-on-cash
- −11.4%
- Cap rate
- 2.8%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $116,438
- Rent that breaks even
- $2,654/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $250,000
- Cash to close
- $70,000
- Price per unit
- $125,000
- GRM
- 11.6
Each month
- Cash flow
- −$819/mo
- Cash-on-cash
- −14.0%
- Cap rate
- 2.1%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $85,920
- Rent that breaks even
- $2,977/mo
Long run
- Year 30: property vs stocks
- $570K vs $1.39M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $67,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$617/mo
- Cash-on-cash
- −11.0%
- Cap rate
- 2.9%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $116,438
- Rent that breaks even
- $2,590/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.08M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $240,000
- Cash to close
- $67,200
- Price per unit
- $120,000
- GRM
- 11.1
Each month
- Cash flow
- −$769/mo
- Cash-on-cash
- −13.7%
- Cap rate
- 2.1%
- DSCR
- 0.36×
Break-even
- Price that breaks even
- $85,920
- Rent that breaks even
- $2,906/mo
Long run
- Year 30: property vs stocks
- $548K vs $1.31M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,497 |
| PMI | −$141 |
| Cash flow | −$1,057 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,497 |
| PMI | −$141 |
| Cash flow | −$1,209 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,437 |
| PMI | −$135 |
| Cash flow | −$991 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,437 |
| PMI | −$135 |
| Cash flow | −$1,143 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,331 |
| Cash flow | −$750 |
| Principal paid down (equity, not cash) | $169 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,331 |
| Cash flow | −$902 |
| Principal paid down (equity, not cash) | $169 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,277 |
| Cash flow | −$696 |
| Principal paid down (equity, not cash) | $163 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,277 |
| Cash flow | −$849 |
| Principal paid down (equity, not cash) | $163 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,247 |
| Cash flow | −$666 |
| Principal paid down (equity, not cash) | $159 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,247 |
| Cash flow | −$819 |
| Principal paid down (equity, not cash) | $159 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Net operating income | $581 |
| Mortgage (principal + interest) | −$1,198 |
| Cash flow | −$617 |
| Principal paid down (equity, not cash) | $152 |
| Rent | $1,800 |
| Vacancy (6%) | −$108 |
| Collected | $1,692 |
| Property tax Listing | −$401 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$144 |
| Capital reserve (8% of rent) | −$144 |
| Property management | −$152 |
| Net operating income | $429 |
| Mortgage (principal + interest) | −$1,198 |
| Cash flow | −$769 |
| Principal paid down (equity, not cash) | $152 |
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
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $225,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $247,398
- Monthly shortfalls, invested
- $952,325
$32,500 put into an index fund instead of the down payment and closing costs.
$259,536 you'd have paid in while the building lost money, invested instead.
Stocks come out $629,316 ahead after 30 years.
- Your equity when you sell
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $225,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $247,398
- Monthly shortfalls, invested
- $1,184,862
$32,500 put into an index fund instead of the down payment and closing costs.
$345,864 you'd have paid in while the building lost money, invested instead.
Stocks come out $861,854 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $216,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $237,502
- Monthly shortfalls, invested
- $882,712
$31,200 put into an index fund instead of the down payment and closing costs.
$237,710 you'd have paid in while the building lost money, invested instead.
Stocks come out $572,624 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $216,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $237,502
- Monthly shortfalls, invested
- $1,115,249
$31,200 put into an index fund instead of the down payment and closing costs.
$324,038 you'd have paid in while the building lost money, invested instead.
Stocks come out $805,162 ahead after 30 years.
- Your equity when you sell
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $200,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $437,705
- Monthly shortfalls, invested
- $720,279
$57,500 put into an index fund instead of the down payment and closing costs.
$192,909 you'd have paid in while the building lost money, invested instead.
Stocks come out $587,576 ahead after 30 years.
- Your equity when you sell
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $200,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $437,705
- Monthly shortfalls, invested
- $952,816
$57,500 put into an index fund instead of the down payment and closing costs.
$279,237 you'd have paid in while the building lost money, invested instead.
Stocks come out $820,114 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $192,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,196
- Monthly shortfalls, invested
- $659,947
$55,200 put into an index fund instead of the down payment and closing costs.
$173,748 you'd have paid in while the building lost money, invested instead.
Stocks come out $532,554 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $192,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,196
- Monthly shortfalls, invested
- $892,485
$55,200 put into an index fund instead of the down payment and closing costs.
$260,076 you'd have paid in while the building lost money, invested instead.
Stocks come out $765,092 ahead after 30 years.
- Your equity when you sell
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $187,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $532,858
- Monthly shortfalls, invested
- $626,011
$70,000 put into an index fund instead of the down payment and closing costs.
$162,970 you'd have paid in while the building lost money, invested instead.
Stocks come out $588,462 ahead after 30 years.
- Your equity when you sell
- $570,407
- Rental profits, invested at 7%
- $0
Sells for $606,816 (value up 3% a year), minus 6% selling cost ($36,409). Rent paid down $187,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $532,858
- Monthly shortfalls, invested
- $858,549
$70,000 put into an index fund instead of the down payment and closing costs.
$249,298 you'd have paid in while the building lost money, invested instead.
Stocks come out $821,000 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $180,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $511,544
- Monthly shortfalls, invested
- $569,451
$67,200 put into an index fund instead of the down payment and closing costs.
$145,007 you'd have paid in while the building lost money, invested instead.
Stocks come out $533,404 ahead after 30 years.
- Your equity when you sell
- $547,590
- Rental profits, invested at 7%
- $0
Sells for $582,543 (value up 3% a year), minus 6% selling cost ($34,953). Rent paid down $180,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $511,544
- Monthly shortfalls, invested
- $801,988
$67,200 put into an index fund instead of the down payment and closing costs.
$231,335 you'd have paid in while the building lost money, invested instead.
Stocks come out $765,942 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 $570K, stocks $1.20M. Stocks win.
Year 30 (loan paid off): property $570K, stocks $1.43M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.12M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.35M. Stocks win.
Year 30 (loan paid off): property $570K, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $570K, stocks $1.39M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.08M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.31M. Stocks win.
Year 30 (loan paid off): property $570K, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $570K, stocks $1.39M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.08M. Stocks win.
Year 30 (loan paid off): property $548K, stocks $1.31M. 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.
2 bed / 1 bath estimate $900/mo · range $850–$950
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 820 S 4th Ave, Apt 302, Albert Lea 56007 off market | $850 | 2 / 1 | 0.3 mi | 99% |
| 902 S 4th Ave, Apt 203, Albert Lea 56007 off market | $900 | 2 / 1 | 0.4 mi | 99% |
| 1302 Madison Ave, Albert Lea 56007 | $895 | 2 / 1 | 1.0 mi | 98% |
| 209 S Pearl St, Albert Lea 56007 off market | $750 | 2 / 1 | 1.0 mi | 98% |
| 133 W William St, Apt 201, Albert Lea 56007 | $865 | 2 / 1 | 1.1 mi | 98% |
| 133 W William St, Apt 301, Albert Lea 56007 off market | $865 | 2 / 1 | 1.1 mi | 98% |
| 836 S Newton Ave, Albert Lea 56007 off market | $925 | 2 / 1 | 1.1 mi | 98% |
| 139 E William St, Albert Lea 56007 | $880 | 2 / 1 | 1.2 mi | 98% |
| 204 E Front St, Albert Lea 56007 off market | $925 | 2 / 1 | 1.2 mi | 98% |
| 1516/1520 E Hawthorne St, Albert Lea 56007 | $895 | 2 / 1 | 2.2 mi | 96% |
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
- highPrice is far above what the rents support Based on: data: underwriting.break_even_price · 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 1602/1604 FRONT ST W
- mediumAsking is $140,839 above the price where cash flow breaks even ($109,161) at the default scenario. Based on: Derived: price $250,000 vs. break-even $109,161
- mediumBasement floor shows a stained patch around a drain pipe, a possible moisture or sewer issue Based on: photo 7 · AI review
- mediumTaxes and unit count are unverified because no county parcel matched Based on: data: county.tax · AI review
- lowAppliances including washers and dryers stay with the sale, so they are owner-maintained items Listing says: Wall ovens, cook tops, refrigerators, washers, and dryers all remain with sale of property. · AI review
Opportunities
- Current rents are below market. Rents can reset to market at renewal. Based on: Listing rents vs. our market estimate: Unit 1: 2 bed / 1 bath $600 vs $900, Unit 2: 2 bed / 1 bath $600 vs $900
- Rents sit below our estimate, so there is upside if tenants turn over and units are refreshed Based on: data: rent_estimate · AI review
- Two-stall garage plus carport gives off-street parking for both units Listing says: Two stall garage with one additional carport. · AI review
Questions for the agent
- What are the current rents, lease terms and security deposits for each side?
- Who pays heat, water, sewer and trash, and are there separate meters and furnaces?
- What are the annual property taxes, and is this parcel taxed as a duplex?
- What is the story with the drain and wet spot in the basement?
- How old are the roof, furnaces and electrical panels?
- Is the seller flexible on price after 42 days on market?
Bottom line
A tidy, dated duplex with weak rents that works at roughly $110K, not $250K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2026. 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. | $4,816 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,300 |
| 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 2026-08-24 (42 days).
| Date | Event | Price |
|---|---|---|
| Listed | $250,000 |
From the listing Listing
| Listed as | multi-family |
| Property tax, 2026 | $4,816 |
| County | Freeborn County |
| Parcel number | 34-133-0050 |
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 Albert Lea on rental licensing before you buy.