208 Sw Mn 5 Hwy
Duplex · 2 units: 1 bed / 1 bath and 2 bed / 1 bath · 1,853 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
- $324 at 20% down, 7%
- Estimated rent
- $2,400/mo high confidence
- Break-even price
- $224,967 where cash flow hits $0
First look
This is a 1905 up/down duplex in Arlington, MN on a highway, asking $164K after 334 days on market. Our rents ($1,125 for the 1-bed, $1,275 for the 2-bed) give about $324/month cash flow and an 8.8% cap rate at asking, so the numbers can work, but they rest on our estimates, not real leases. The listing gives no rents, no lease status and no tax figure, and we couldn't match the county parcel, so verify taxes and unit count first. The kitchen photos show torn, worn flooring and old wallpaper, so budget for more than the bathroom touch-ups mentioned. The new roof, siding and stairs help, but get the rent roll, utility setup and heating details before a showing.
Things to consider
- Rents are unverified Cash flow of $324/month rests on our estimates, not actual leases. A vacant or underpriced unit changes the math fast.
- Kitchen and interior updates likely needed Torn flooring and dated finishes mean turnover costs and a rehab budget before getting top rents.From photo 7
- Taxes and unit count unverified We couldn't match a county parcel, so tax and legal unit count are unknown. Taxes could cut the cap rate.
- Recent exterior work lowers near-term capex A 2024 roof and siding remove two of the big expenses for a 1905 building.Listing says: “New roof and siding in 2024!”
- Garage could add income or flexibility A heated, cooled garage with storefront history might bring rent or a commercial tenant. Confirm zoning first.Listing says: “oversized, insulated, heated and cooled garage, that doubled most recently as a store front”
- Long time on market gives leverage Nearly a year listed suggests the price or condition is a barrier. Offer below ask after inspection.
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 siding in 2024Listing says: New roof and siding in 2024!
- doneExterior steps to upper level new in 2022Listing 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
- 5.7
Each month
- Cash flow
- $123/mo
- Cash-on-cash
- 6.9%
- Cap rate
- 8.8%
- DSCR
- 1.11×
Break-even
- Price that breaks even
- $182,798
- Rent that breaks even
- $2,240/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $162K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $21,320
- Price per unit
- $82,000
- GRM
- 5.7
Each month
- Cash flow
- −$80/mo
- Cash-on-cash
- −4.5%
- Cap rate
- 7.3%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $151,801
- Rent that breaks even
- $2,517/mo
Long run
- Year 30: property vs stocks
- $732K vs $175K
- Cash flow turns positive
- year 4
The deal
- Price
- $154,000
- Cash to close
- $20,020
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- $189/mo
- Cash-on-cash
- 11.3%
- Cap rate
- 9.3%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $182,798
- Rent that breaks even
- $2,155/mo
Long run
- Year 30: property vs stocks
- $1.08M vs $152K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $20,020
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- −$14/mo
- Cash-on-cash
- −0.9%
- Cap rate
- 7.7%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $151,801
- Rent that breaks even
- $2,421/mo
Long run
- Year 30: property vs stocks
- $767K vs $154K
- Cash flow turns positive
- year 2
The deal
- Price
- $164,000
- Cash to close
- $37,720
- Price per unit
- $82,000
- GRM
- 5.7
Each month
- Cash flow
- $324/mo
- Cash-on-cash
- 10.3%
- Cap rate
- 8.8%
- DSCR
- 1.37×
Break-even
- Price that breaks even
- $224,967
- Rent that breaks even
- $1,979/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $287K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $37,720
- Price per unit
- $82,000
- GRM
- 5.7
Each month
- Cash flow
- $121/mo
- Cash-on-cash
- 3.9%
- Cap rate
- 7.3%
- DSCR
- 1.14×
Break-even
- Price that breaks even
- $186,819
- Rent that breaks even
- $2,223/mo
Long run
- Year 30: property vs stocks
- $872K vs $287K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $35,420
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- $378/mo
- Cash-on-cash
- 12.8%
- Cap rate
- 9.3%
- DSCR
- 1.46×
Break-even
- Price that breaks even
- $224,967
- Rent that breaks even
- $1,909/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $270K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $35,420
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- $175/mo
- Cash-on-cash
- 5.9%
- Cap rate
- 7.7%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $186,819
- Rent that breaks even
- $2,145/mo
Long run
- Year 30: property vs stocks
- $909K vs $270K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $45,920
- Price per unit
- $82,000
- GRM
- 5.7
Each month
- Cash flow
- $379/mo
- Cash-on-cash
- 9.9%
- Cap rate
- 8.8%
- DSCR
- 1.46×
Break-even
- Price that breaks even
- $239,965
- Rent that breaks even
- $1,908/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $350K
- Cash flow turns positive
- year 1
The deal
- Price
- $164,000
- Cash to close
- $45,920
- Price per unit
- $82,000
- GRM
- 5.7
Each month
- Cash flow
- $176/mo
- Cash-on-cash
- 4.6%
- Cap rate
- 7.3%
- DSCR
- 1.22×
Break-even
- Price that breaks even
- $199,274
- Rent that breaks even
- $2,143/mo
Long run
- Year 30: property vs stocks
- $933K vs $350K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $43,120
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- $429/mo
- Cash-on-cash
- 11.9%
- Cap rate
- 9.3%
- DSCR
- 1.56×
Break-even
- Price that breaks even
- $239,965
- Rent that breaks even
- $1,843/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $328K
- Cash flow turns positive
- year 1
The deal
- Price
- $154,000
- Cash to close
- $43,120
- Price per unit
- $77,000
- GRM
- 5.3
Each month
- Cash flow
- $226/mo
- Cash-on-cash
- 6.3%
- Cap rate
- 7.7%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $199,274
- Rent that breaks even
- $2,070/mo
Long run
- Year 30: property vs stocks
- $967K vs $328K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$982 |
| PMI | −$92 |
| Cash flow | $123 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$982 |
| PMI | −$92 |
| Cash flow | −$80 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$922 |
| PMI | −$87 |
| Cash flow | $189 |
| Principal paid down (equity, not cash) | $117 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$922 |
| PMI | −$87 |
| Cash flow | −$14 |
| Principal paid down (equity, not cash) | $117 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | $324 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | $121 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$820 |
| Cash flow | $378 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$820 |
| Cash flow | $175 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$818 |
| Cash flow | $379 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$818 |
| Cash flow | $176 |
| Principal paid down (equity, not cash) | $104 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Net operating income | $1,197 |
| Mortgage (principal + interest) | −$768 |
| Cash flow | $429 |
| Principal paid down (equity, not cash) | $98 |
| Rent | $2,400 |
| Vacancy (6%) | −$144 |
| Collected | $2,256 |
| Property tax Listing | −$213 |
| Insurance Estimate | −$207 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$192 |
| Capital reserve (9% of rent) | −$216 |
| Property management | −$203 |
| Net operating income | $994 |
| Mortgage (principal + interest) | −$768 |
| Cash flow | $226 |
| 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%
- $660,935
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $147,600 of loan.
$294,041 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 $872,828 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $358,127
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $147,600 of loan.
$180,037 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $162,293
- Monthly shortfalls, invested
- $13,021
$21,320 put into an index fund instead of the down payment and closing costs.
$1,912 you'd have paid in while the building lost money, invested instead.
The building comes out $557,000 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $730,548
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $138,600 of loan.
$315,867 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 $929,521 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $415,949
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $138,600 of loan.
$200,123 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $152,397
- Monthly shortfalls, invested
- $1,230
$20,020 put into an index fund instead of the down payment and closing costs.
$173 you'd have paid in while the building lost money, invested instead.
The building comes out $613,693 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $813,157
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $131,200 of loan.
$337,749 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 $900,210 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $497,329
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $131,200 of loan.
$221,832 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 $584,381 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $873,488
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $123,200 of loan.
$356,910 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 $955,233 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $557,660
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $123,200 of loan.
$240,993 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 $639,404 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $874,996
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $123,000 of loan.
$357,389 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 $899,628 ahead after 30 years.
- Your equity when you sell
- $374,187
- Rental profits, invested at 7%
- $559,168
Sells for $398,071 (value up 3% a year), minus 6% selling cost ($23,884). Rent paid down $123,000 of loan.
$241,472 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 $583,800 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $931,557
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $115,500 of loan.
$375,352 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 $954,687 ahead after 30 years.
- Your equity when you sell
- $351,370
- Rental profits, invested at 7%
- $615,729
Sells for $373,798 (value up 3% a year), minus 6% selling cost ($22,428). Rent paid down $115,500 of loan.
$259,435 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 $638,859 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 $1.04M, stocks $162K. The property wins.
Year 30 (loan paid off): property $732K, stocks $175K. The property wins.
Year 30 (loan paid off): property $1.08M, stocks $152K. The property wins.
Year 30 (loan paid off): property $767K, stocks $154K. The property wins.
Year 30 (loan paid off): property $1.19M, stocks $287K. The property wins.
Year 30 (loan paid off): property $872K, stocks $287K. The property wins.
Year 30 (loan paid off): property $1.22M, stocks $270K. The property wins.
Year 30 (loan paid off): property $909K, stocks $270K. The property wins.
Year 30 (loan paid off): property $1.25M, stocks $350K. The property wins.
Year 30 (loan paid off): property $933K, stocks $350K. The property wins.
Year 30 (loan paid off): property $1.28M, stocks $328K. The property wins.
Year 30 (loan paid off): property $967K, 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.
1 bed / 1 bath estimate $1,125/mo · range $975–$1,275
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 190 Cleveland Ave, Unit 2, Green Isle 55338 off market | $850 | 1 / 1 | 5.8 mi | 78% |
| 515 Abby Ln, Glencoe 55336 off market | $850 | 1 / 1 | 11.1 mi | 77% |
| 221 Bridge St, Le Sueur 56058 | $900 | 1 / 1 | 13.2 mi | 70% |
| 2505 11th St E, Glencoe 55336 | $845 | 1 / 1 | 11.3 mi | 68% |
| 515 Abby Ln, Apt 111, Glencoe 55336 off market | $850 | 1 / 1 | 11.1 mi | 66% |
| 101 Main St S, Ste 207, Le Sueur 56058 off market | $1,175 | 1 / 1 | 13.1 mi | 66% |
| 101 Main St S, Ste 213, Le Sueur 56058 off market | $1,100 | 1 / 1 | 13.1 mi | 66% |
| 561 S Elk St, Belle Plaine 56011 off market | $1,225 | 1 / 1 | 14.9 mi | 65% |
| 411 3rd St N, Le Sueur 56058 | $925 | 1 / 1 | 13.1 mi | 65% |
| 223 Bridge St, Le Sueur 56058 | $750 | 1 / 1 | 13.2 mi | 65% |
2 bed / 1 bath estimate $1,275/mo · range $1,025–$1,550
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 907 Pryor Ave N, Glencoe 55336 off market | $1,050 | 2 / 1 | 11.3 mi | 71% |
| 101 Main St S, Ste 212, Le Sueur 56058 off market | $1,400 | 2 / 1 | 13.1 mi | 71% |
| 507 12th St E, Glencoe 55336 off market | $1,145 | 2 / 1 | 11.7 mi | 71% |
| 509 W Baker St, Arlington 55307 off market | $1,600 | 2 / 2 | 0.6 mi | 70% |
| 1011 W Main St, Unit 1, Belle Plaine 56011 | $1,650 | 2 / 1 | 14.5 mi | 70% |
| 2505 11th St E, Apt 101, Glencoe 55336 off market | $940 | 2 / 1 | 11.3 mi | 70% |
| 112 S 5th St, Unit 1, Gaylord 55334 off market | $950 | 3 / 1 | 8.4 mi | 69% |
| 409 Turril St, Le Sueur 56058 off market | $950 | 2 / 1 | 13.6 mi | 69% |
| 190 Cleveland Ave, Unit 2, Green Isle 55338 off market | $850 | 1 / 1 | 5.8 mi | 68% |
| 417 Turril St, Le Sueur 56058 off market | $950 | 2 / 1 | 13.6 mi | 68% |
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 HWY SW
- mediumKitchen flooring is torn and damaged, suggesting deferred maintenance on the main floor Based on: photo 7 · AI review
- mediumCommercial/mixed-use pitch muddies the residential-duplex story. Confirm zoning and that both units can be legally rented as residential. Listing says: whether you use it as a residential duplex, commercial space, single family home or a mixed use property · AI review
- lowHighway frontage means traffic noise, which can hurt tenant appeal and 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
- Oversized heated and cooled garage could be rented separately or to a tenant, adding income Listing says: oversized, insulated, heated and cooled garage, that doubled most recently as a store front · AI review
- 334 days on market gives room to negotiate Based on: data: listing.days_on_market · AI review
- Break-even price is well above asking, so there is margin in the numbers Based on: data: underwriting.break_even_price · AI review
Questions for the agent
- Are both units currently occupied? What are the rents, lease terms and lease end dates?
- What are the annual property taxes, and are there any special assessments?
- How is each unit heated and metered, and who pays which utilities? Is there one boiler or separate systems?
- Is the property zoned and licensed as a duplex with Arlington, and is a rental license required?
- How old are the electrical panel, water heater and heating system?
- Why has it sat 334 days, and has the price changed?
Bottom line
Cheap enough that the numbers can work with new roof and siding, but the kitchens need work, nothing about rents or taxes is verified, and 334 days on market says check why. 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. | $2,558 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,490 |
| 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 | multi-family |
| Property tax, 2025 | $2,558 |
| County | Sibley County |
| Parcel number | 31.00319.000 |
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.