208 MN 5
Duplex · 2 units: 2 bed / 1 bath and 1 bed / 1 bath unit split estimated · 2,693 sq ft
Arlington, MN · View the listing ↗
Photos courtesy of True Real Estate - Broker, via Realtor.com.
- Asking price
- $164,000 2 units · $82K per unit
- Monthly cash flow
- $397 at 20% down, 7%
- Estimated rent
- $2,525/mo medium confidence
- Break-even price
- $238,589 where cash flow hits $0
First look
This is a 1905 up/down duplex in Arlington at $164K, and it has sat 334 days. Our underwriting shows about $397/month cash flow at asking with a 9.3% cap rate and a $238K break-even price, but that rests on our rent estimates (about $1,175 for the 1-bed and $1,350 for the 2-bed) and unverified taxes, since we couldn't match a county parcel. The description gives no actual rents, no lease status and no heat or utility details, so the income is unproven. The photos show dated interiors, and the kitchen subfloor looks torn up, so budget for real rehab on the main level. Get the rent roll, tax bill, heat type and zoning/rental license status first, and then decide if it's worth a showing. Nearly a year on market gives you room to negotiate.
Things to consider
- Income is unproven No actual rents or leases are given, so the $397/month cash flow depends entirely on our estimates.
- Taxes and unit count unverified We couldn't match a county parcel, so the tax bill and legal unit count may differ from our model and swing cash flow.
- Interior rehab needed Kitchen and finishes look dated, and the main-level kitchen floor is torn up. Rehab cost will eat into the cash flow before you can raise rents.From photo 7
- Recent exterior capex done A new roof and siding in 2024 reduce near-term big-ticket risk.Listing says: “New roof and siding in 2024!”
- Negotiating leverage 334 days on market and a break-even price well above ask suggest the price may be negotiable, but only if the rents hold up.
- Zoning and use Mixed-use language and a former storefront garage raise questions about what is legal on the parcel and what a lender or insurer will accept.Listing says: “whether you use it as a residential duplex, commercial space, single family home or a mixed use property”
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
- doneMain level bathroom: new flooring, sink and paintListing says: Main level bathroom improvements include new flooring, sink and paint!
- doneUpper level bathroom: paint, toilet, shower, faucet and flooringListing says: Upper level bathroom improvements include paint, toilet, shower, faucet and flooring!
- doneNew roof and sidingListing says: New roof and siding in 2024!
- doneExterior steps to upper levelListing says: Exterior steps going to the upper level new in 2022!
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
- $164,000
- Cash to close
- $21,320
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- $196/mo
- Cash-on-cash
- 11.0%
- Cap rate
- 9.3%
- DSCR
- 1.18×
Break-even
- Price that breaks even
- $193,867
- Rent that breaks even
- $2,271/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $162K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $21,320
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- −$18/mo
- Cash-on-cash
- −1.0%
- Cap rate
- 7.7%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $161,255
- Rent that breaks even
- $2,551/mo
Long run
- Year 30: property vs stocks
- $815K vs $164K
- Cash flow turns positive
- year 2
The deal
- Price
- $154,000
- Cash to close
- $20,020
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $261/mo
- Cash-on-cash
- 15.7%
- Cap rate
- 9.9%
- DSCR
- 1.26×
Break-even
- Price that breaks even
- $193,867
- Rent that breaks even
- $2,186/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $152K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $20,020
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $48/mo
- Cash-on-cash
- 2.8%
- Cap rate
- 8.2%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $161,255
- Rent that breaks even
- $2,456/mo
Long run
- Year 30: property vs stocks
- $860K vs $152K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $37,720
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- $397/mo
- Cash-on-cash
- 12.6%
- Cap rate
- 9.3%
- DSCR
- 1.45×
Break-even
- Price that breaks even
- $238,589
- Rent that breaks even
- $2,009/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $287K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $37,720
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- $183/mo
- Cash-on-cash
- 5.8%
- Cap rate
- 7.7%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $198,454
- Rent that breaks even
- $2,257/mo
Long run
- Year 30: property vs stocks
- $966K vs $287K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $35,420
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $450/mo
- Cash-on-cash
- 15.3%
- Cap rate
- 9.9%
- DSCR
- 1.55×
Break-even
- Price that breaks even
- $238,589
- Rent that breaks even
- $1,940/mo
Long run
- Year 30: property vs stocks
- $1.34M vs $270K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $35,420
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $237/mo
- Cash-on-cash
- 8.0%
- Cap rate
- 8.2%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $198,454
- Rent that breaks even
- $2,180/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $270K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $45,920
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- $452/mo
- Cash-on-cash
- 11.8%
- Cap rate
- 9.3%
- DSCR
- 1.55×
Break-even
- Price that breaks even
- $254,495
- Rent that breaks even
- $1,939/mo
Long run
- Year 30: property vs stocks
- $1.36M vs $350K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $45,920
- Price per unit
- $82,000
- GRM
- 5.4
Each month
- Cash flow
- $238/mo
- Cash-on-cash
- 6.2%
- Cap rate
- 7.7%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $211,684
- Rent that breaks even
- $2,178/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $350K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $43,120
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $501/mo
- Cash-on-cash
- 14.0%
- Cap rate
- 9.9%
- DSCR
- 1.65×
Break-even
- Price that breaks even
- $254,495
- Rent that breaks even
- $1,874/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $328K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $43,120
- Price per unit
- $77,000
- GRM
- 5.1
Each month
- Cash flow
- $288/mo
- Cash-on-cash
- 8.0%
- Cap rate
- 8.2%
- DSCR
- 1.37×
Break-even
- Price that breaks even
- $211,684
- Rent that breaks even
- $2,105/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $328K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$982 |
| PMI | −$92 |
| Cash flow | $196 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$982 |
| PMI | −$92 |
| Cash flow | −$18 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$922 |
| PMI | −$87 |
| Cash flow | $261 |
| Principal paid down (equity, not cash) | $117 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$922 |
| PMI | −$87 |
| Cash flow | $48 |
| Principal paid down (equity, not cash) | $117 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | $397 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | $183 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$820 |
| Cash flow | $450 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$820 |
| Cash flow | $237 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$818 |
| Cash flow | $452 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$818 |
| Cash flow | $238 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Net operating income | $1,270 |
| Mortgage (principal + interest) | −$768 |
| Cash flow | $501 |
| Principal paid down (equity, not cash) | $98 |
| Rent | $2,525 |
| Vacancy (6%) | −$152 |
| Collected | $2,374 |
| Property tax Listing | −$218 |
| Insurance Estimate | −$227 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$202 |
| Capital reserve (9% of rent) | −$227 |
| Property management | −$214 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$768 |
| Cash flow | $288 |
| Principal paid down (equity, not cash) | $98 |
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
- $374,187
- Rental profits, invested at 7%
- $771,521
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $147,600 of loan.
$334,279 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $162,293
$21,320 put into an index fund instead of the down payment and closing costs.
The building comes out $983,415 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $440,779
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $147,600 of loan.
$212,540 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $162,293
- Monthly shortfalls, invested
- $1,535
$21,320 put into an index fund instead of the down payment and closing costs.
$216 you'd have paid in while the building lost money, invested instead.
The building comes out $651,137 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $841,134
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $138,600 of loan.
$356,104 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $152,397
$20,020 put into an index fund instead of the down payment and closing costs.
The building comes out $1,040,108 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $508,856
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $138,600 of loan.
$234,150 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $152,397
$20,020 put into an index fund instead of the down payment and closing costs.
The building comes out $707,830 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $923,743
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $131,200 of loan.
$377,986 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $287,134
$37,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,010,796 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $591,466
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $131,200 of loan.
$256,032 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $287,134
$37,720 put into an index fund instead of the down payment and closing costs.
The building comes out $678,518 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $984,075
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $123,200 of loan.
$397,147 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $269,626
$35,420 put into an index fund instead of the down payment and closing costs.
The building comes out $1,065,819 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $651,797
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $123,200 of loan.
$275,193 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $269,626
$35,420 put into an index fund instead of the down payment and closing costs.
The building comes out $733,541 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $985,583
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $123,000 of loan.
$397,626 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $349,555
$45,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,010,215 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $653,305
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $123,000 of loan.
$275,672 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $349,555
$45,920 put into an index fund instead of the down payment and closing costs.
The building comes out $677,937 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $1,042,143
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $115,500 of loan.
$415,589 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $328,240
$43,120 put into an index fund instead of the down payment and closing costs.
The building comes out $1,065,274 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $709,866
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $115,500 of loan.
$293,635 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $328,240
$43,120 put into an index fund instead of the down payment and closing costs.
The building comes out $732,996 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 $1.15M, stocks $162K. The property wins.
Year 30 (loan paid off): property $815K, stocks $164K. The property wins.
Year 30 (loan paid off): property $1.19M, stocks $152K. The property wins.
Year 30 (loan paid off): property $860K, stocks $152K. The property wins.
Year 30 (loan paid off): property $1.30M, stocks $287K. The property wins.
Year 30 (loan paid off): property $966K, stocks $287K. The property wins.
Year 30 (loan paid off): property $1.34M, stocks $270K. The property wins.
Year 30 (loan paid off): property $1.00M, stocks $270K. The property wins.
Year 30 (loan paid off): property $1.36M, stocks $350K. The property wins.
Year 30 (loan paid off): property $1.03M, stocks $350K. The property wins.
Year 30 (loan paid off): property $1.39M, stocks $328K. The property wins.
Year 30 (loan paid off): property $1.06M, stocks $328K. 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 $1,350/mo · range $1,075–$1,625
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 610 6th St W, Unit 11, Winthrop 55396 | $775 | 2 / 1 | 14.9 mi | 75% |
| 515 Abby Ln, Glencoe 55336 off market | $850 | 1 / 1 | 11.5 mi | 67% |
| 907 Pryor Ave N, Glencoe 55336 off market | $1,050 | 2 / 1 | 11.6 mi | 67% |
| 509 W Baker St, Arlington 55307 off market | $1,600 | 2 / 2 | 0.1 mi | 67% |
| 101 Main St S, Ste 212, Le Sueur 56058 off market | $1,400 | 2 / 1 | 13.0 mi | 66% |
| 507 12th St E, Glencoe 55336 off market | $1,145 | 2 / 1 | 12.0 mi | 66% |
| 1011 W Main St, Unit 1, Belle Plaine 56011 | $1,650 | 2 / 1 | 14.8 mi | 66% |
| 2505 11th St E, Apt 101, Glencoe 55336 off market | $940 | 2 / 1 | 11.6 mi | 66% |
| 409 Turril St, Le Sueur 56058 off market | $950 | 2 / 1 | 13.5 mi | 65% |
| 112 S 5th St, Unit 1, Gaylord 55334 off market | $950 | 3 / 1 | 7.9 mi | 65% |
1 bed / 1 bath estimate $1,175/mo · range $1,050–$1,300
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 515 Abby Ln, Glencoe 55336 off market | $850 | 1 / 1 | 11.5 mi | 77% |
| 190 Cleveland Ave, Unit 2, Green Isle 55338 off market | $850 | 1 / 1 | 6.3 mi | 74% |
| 221 Bridge St, Le Sueur 56058 | $900 | 1 / 1 | 13.1 mi | 66% |
| 610 6th St W, Unit 11, Winthrop 55396 | $775 | 2 / 1 | 14.9 mi | 65% |
| 2505 11th St E, Glencoe 55336 | $845 | 1 / 1 | 11.6 mi | 65% |
| 610 6th St W, Unit 4, Winthrop 55396 off market | $750 | 1 / 1 | 14.9 mi | 64% |
| 515 Abby Ln, Apt 111, Glencoe 55336 off market | $850 | 1 / 1 | 11.5 mi | 64% |
| 101 Main St S, Ste 207, Le Sueur 56058 off market | $1,175 | 1 / 1 | 13.0 mi | 63% |
| 101 Main St S, Ste 213, Le Sueur 56058 off market | $1,100 | 1 / 1 | 13.0 mi | 63% |
| 411 3rd St N, Le Sueur 56058 | $925 | 1 / 1 | 13.0 mi | 62% |
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
- mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 208 MN 5
- mediumMixed-use and commercial pitch; the garage was used as a store front. Confirm zoning and that both residential units are legal and rentable. Listing says: whether you use it as a residential duplex, commercial space, single family home or a mixed use property · AI review
- mediumMain-level kitchen floor is torn up to bare subfloor with old finishes. Expect a kitchen and flooring rehab before renting. Based on: photo 7 · AI review
- lowHighway frontage: noise and traffic for tenants, which may limit rents. Listing says: Desirably located on Highway 5, right as you enter town · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 334 days on market
- Insulated, heated and cooled oversized garage plus greenhouse/storage shed could earn separate rent or storage income if zoning allows. Listing says: oversized, insulated, heated and cooled garage, that doubled most recently as a store front · AI review
- New roof and siding in 2024 removes two of the biggest exterior costs. Listing says: New roof and siding in 2024! · AI review
- Long time on market suggests negotiating room well below ask. Based on: data: listing.days_on_market · AI review
Questions for the agent
- What are the current rents and lease terms, or is the property vacant or owner-occupied?
- Who pays heat, water and electric, and is there one boiler or separate systems?
- Is the property zoned for commercial or mixed use, and is there a rental license or permit for two units?
- Why has it sat since November, and have there been any price cuts or offers?
- How old are the boiler, water heater and electrical panel, and what is the foundation type?
- What were the annual taxes and is the garage on the same parcel?
Bottom line
Cheap duplex with a new roof and siding, but income is unproven and the interiors need work, so verify rents, taxes and zoning before offering. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. 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. | $2,612 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,721 |
| 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 1905: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2025-11-05 (334 days); down $46,000 (21.9%) from the first ask of $210,000.
| Date | Event | Price |
|---|---|---|
| Price changed | $164,000 | |
| Price changed | $174,000 | |
| Price changed | $177,000 | |
| Price changed | $179,000 | |
| Price changed | $189,000 | |
| Price changed | $199,000 | |
| Listed | $210,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2025 | $2,612 |
| County | Sibley |
| Parcel number | 310319000 |
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 Arlington on rental licensing before you buy.