210 E Thompson St
Duplex · 2 units: 4 bed / 1 bath and 1 bed / 1 bath · 1,656 sq ft
Mankato, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $194,900 2 units · $97K per unit
- Monthly cash flow
- $401 at 20% down, 7%
- Estimated rent
- $2,700/mo high confidence
- Break-even price
- $270,178 where cash flow hits $0
First look
This is a Mankato up/down at $194,900 with a 1-bed upper rented at $925 and a main floor that last rented for $1,670. Our underwriting shows about $401/mo cash flow and an 8.9% cap at ask, which is decent, but it rests on unverified taxes because we couldn't match a county parcel. The owner pays gas, electric and water/sewer/trash for both units, and with 100-amp service and what looks like a single set of mechanicals, that is a real expense drag if not metered. The main floor is vacant at 77 days on market, so check why and what rent it can really get. Worth a showing if taxes and the utility setup hold up.
Things to consider
- Owner-paid utilities Gas, electric and water for two units can eat several hundred dollars a month and may not be fully reflected in the cash flow.Listing says: “Owner pays gas, electric & water/sewer/trash.”
- Taxes unverified We couldn't match a county parcel, so the tax bill is a guess. An investor may pay a higher non-homestead tax.
- Main floor rent is a past figure $1,670 is what it last rented for, not a current lease. Our mid estimate is $1,775, so the upside is modest.Listing says: “It was last rented for $1,670 per month.”
- Basement bedroom legitimacy The fourth bedroom drives the 4-bed rent estimate. If it is not legal, rent may be lower.From photo 9
- Recent roof and exterior New shingles and replaced siding lower near-term capital needs.Listing says: “New shingles fall of 2023.”
- 100-amp service A single small service for two units may limit capacity and could need an upgrade or insurer review.Listing says: “100 Amp 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
- Upper unit (1 bed): $925Listing says: Current rent up is $925/month.
- Main floor (3 bed + basement bed): $1,670 (vacant)Listing says: Currently the main floor is vacant. It was last rented for $1,670 per month.
Condition and repairs
- doneNew shinglesListing says: New shingles fall of 2023.
- doneSiding, back steps and many windows replacedListing says: Siding, back steps & many windows replaced 2007.
- doneMain floor freshly paintedListing says: Main floor has been freshly painted, has maple floors and has a pantry.
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
- $194,900
- Cash to close
- $25,337
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- $161/mo
- Cash-on-cash
- 7.6%
- Cap rate
- 8.9%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $219,535
- Rent that breaks even
- $2,493/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $193K
- Cash flow turns positive
- year 1
The deal
- Price
- $194,900
- Cash to close
- $25,337
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- −$67/mo
- Cash-on-cash
- −3.2%
- Cap rate
- 7.4%
- DSCR
- 0.95×
Break-even
- Price that breaks even
- $184,662
- Rent that breaks even
- $2,796/mo
Long run
- Year 30: property vs stocks
- $916K vs $208K
- Cash flow turns positive
- year 3
The deal
- Price
- $184,900
- Cash to close
- $24,037
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- $227/mo
- Cash-on-cash
- 11.3%
- Cap rate
- 9.3%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $219,535
- Rent that breaks even
- $2,409/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $183K
- Cash flow turns positive
- year 1
The deal
- Price
- $184,900
- Cash to close
- $24,037
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- −$2/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 7.9%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $184,662
- Rent that breaks even
- $2,702/mo
Long run
- Year 30: property vs stocks
- $955K vs $189K
- Cash flow turns positive
- year 2
The deal
- Price
- $194,900
- Cash to close
- $44,827
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- $401/mo
- Cash-on-cash
- 10.7%
- Cap rate
- 8.9%
- DSCR
- 1.39×
Break-even
- Price that breaks even
- $270,178
- Rent that breaks even
- $2,186/mo
Long run
- Year 30: property vs stocks
- $1.44M vs $341K
- Cash flow turns positive
- year 1
The deal
- Price
- $194,900
- Cash to close
- $44,827
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- $172/mo
- Cash-on-cash
- 4.6%
- Cap rate
- 7.4%
- DSCR
- 1.17×
Break-even
- Price that breaks even
- $227,261
- Rent that breaks even
- $2,452/mo
Long run
- Year 30: property vs stocks
- $1.08M vs $341K
- Cash flow turns positive
- year 1
The deal
- Price
- $184,900
- Cash to close
- $42,527
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- $454/mo
- Cash-on-cash
- 12.8%
- Cap rate
- 9.3%
- DSCR
- 1.46×
Break-even
- Price that breaks even
- $270,178
- Rent that breaks even
- $2,118/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $324K
- Cash flow turns positive
- year 1
The deal
- Price
- $184,900
- Cash to close
- $42,527
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- $225/mo
- Cash-on-cash
- 6.4%
- Cap rate
- 7.9%
- DSCR
- 1.23×
Break-even
- Price that breaks even
- $227,261
- Rent that breaks even
- $2,376/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $324K
- Cash flow turns positive
- year 1
The deal
- Price
- $194,900
- Cash to close
- $54,572
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- $465/mo
- Cash-on-cash
- 10.2%
- Cap rate
- 8.9%
- DSCR
- 1.48×
Break-even
- Price that breaks even
- $288,190
- Rent that breaks even
- $2,103/mo
Long run
- Year 30: property vs stocks
- $1.51M vs $415K
- Cash flow turns positive
- year 1
The deal
- Price
- $194,900
- Cash to close
- $54,572
- Price per unit
- $97,450
- GRM
- 6.0
Each month
- Cash flow
- $237/mo
- Cash-on-cash
- 5.2%
- Cap rate
- 7.4%
- DSCR
- 1.24×
Break-even
- Price that breaks even
- $242,412
- Rent that breaks even
- $2,359/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $415K
- Cash flow turns positive
- year 1
The deal
- Price
- $184,900
- Cash to close
- $51,772
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- $515/mo
- Cash-on-cash
- 11.9%
- Cap rate
- 9.3%
- DSCR
- 1.56×
Break-even
- Price that breaks even
- $288,190
- Rent that breaks even
- $2,039/mo
Long run
- Year 30: property vs stocks
- $1.54M vs $394K
- Cash flow turns positive
- year 1
The deal
- Price
- $184,900
- Cash to close
- $51,772
- Price per unit
- $92,450
- GRM
- 5.7
Each month
- Cash flow
- $287/mo
- Cash-on-cash
- 6.7%
- Cap rate
- 7.9%
- DSCR
- 1.31×
Break-even
- Price that breaks even
- $242,412
- Rent that breaks even
- $2,287/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $394K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$1,167 |
| PMI | −$110 |
| Cash flow | $161 |
| Principal paid down (equity, not cash) | $148 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$1,167 |
| PMI | −$110 |
| Cash flow | −$67 |
| Principal paid down (equity, not cash) | $148 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$1,107 |
| PMI | −$104 |
| Cash flow | $227 |
| Principal paid down (equity, not cash) | $141 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$1,107 |
| PMI | −$104 |
| Cash flow | −$2 |
| Principal paid down (equity, not cash) | $141 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$1,037 |
| Cash flow | $401 |
| Principal paid down (equity, not cash) | $132 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$1,037 |
| Cash flow | $172 |
| Principal paid down (equity, not cash) | $132 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$984 |
| Cash flow | $454 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$984 |
| Cash flow | $225 |
| Principal paid down (equity, not cash) | $125 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$973 |
| Cash flow | $465 |
| Principal paid down (equity, not cash) | $124 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$973 |
| Cash flow | $237 |
| Principal paid down (equity, not cash) | $124 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,438 |
| Mortgage (principal + interest) | −$923 |
| Cash flow | $515 |
| Principal paid down (equity, not cash) | $117 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Listing | −$254 |
| Insurance Estimate | −$184 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,210 |
| Mortgage (principal + interest) | −$923 |
| Cash flow | $287 |
| Principal paid down (equity, not cash) | $117 |
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
- $444,689
- Rental profits, invested at 7%
- $811,540
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $175,410 of loan.
$362,151 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $192,872
$25,337 put into an index fund instead of the down payment and closing costs.
The building comes out $1,063,357 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $471,694
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $175,410 of loan.
$233,945 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $192,872
- Monthly shortfalls, invested
- $14,702
$25,337 put into an index fund instead of the down payment and closing costs.
$2,094 you'd have paid in while the building lost money, invested instead.
The building comes out $708,810 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $881,153
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $166,410 of loan.
$383,977 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $182,976
$24,037 put into an index fund instead of the down payment and closing costs.
The building comes out $1,120,050 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $532,971
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $166,410 of loan.
$254,572 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $182,976
- Monthly shortfalls, invested
- $6,366
$24,037 put into an index fund instead of the down payment and closing costs.
$895 you'd have paid in while the building lost money, invested instead.
The building comes out $765,502 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $992,443
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $155,920 of loan.
$414,093 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,235
$44,827 put into an index fund instead of the down payment and closing costs.
The building comes out $1,095,897 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $637,895
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $155,920 of loan.
$283,794 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,235
$44,827 put into an index fund instead of the down payment and closing costs.
The building comes out $741,349 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $1,052,775
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $147,920 of loan.
$433,254 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $323,726
$42,527 put into an index fund instead of the down payment and closing costs.
The building comes out $1,150,921 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $698,226
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $147,920 of loan.
$302,955 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $323,726
$42,527 put into an index fund instead of the down payment and closing costs.
The building comes out $796,373 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $1,065,934
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $146,175 of loan.
$437,434 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,416
$54,572 put into an index fund instead of the down payment and closing costs.
The building comes out $1,095,207 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $711,386
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $146,175 of loan.
$307,134 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,416
$54,572 put into an index fund instead of the down payment and closing costs.
The building comes out $740,659 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $1,122,495
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $138,675 of loan.
$455,397 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $394,102
$51,772 put into an index fund instead of the down payment and closing costs.
The building comes out $1,150,266 ahead after 30 years.
- Your equity when you sell
- $421,873
- Rental profits, invested at 7%
- $767,946
Sells for $448,801 (value up 3% a year), minus 6% selling cost ($26,928). Rent paid down $138,675 of loan.
$325,097 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $394,102
$51,772 put into an index fund instead of the down payment and closing costs.
The building comes out $795,717 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 $1.26M, stocks $193K. The property wins.
Year 30 (loan paid off): property $916K, stocks $208K. The property wins.
Year 30 (loan paid off): property $1.30M, stocks $183K. The property wins.
Year 30 (loan paid off): property $955K, stocks $189K. The property wins.
Year 30 (loan paid off): property $1.44M, stocks $341K. The property wins.
Year 30 (loan paid off): property $1.08M, stocks $341K. The property wins.
Year 30 (loan paid off): property $1.47M, stocks $324K. The property wins.
Year 30 (loan paid off): property $1.12M, stocks $324K. The property wins.
Year 30 (loan paid off): property $1.51M, stocks $415K. The property wins.
Year 30 (loan paid off): property $1.16M, stocks $415K. The property wins.
Year 30 (loan paid off): property $1.54M, stocks $394K. The property wins.
Year 30 (loan paid off): property $1.19M, stocks $394K. 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.
4 bed / 1 bath estimate $1,775/mo · range $1,475–$2,075
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 520 S 2nd St, Mankato 56001 | $2,080 | 4 / 1 | 1.4 mi | 96% |
| 529 S 5th St, Mankato 56001 off market | $1,600 | 4 / 1 | 1.5 mi | 96% |
| 224 James Ave, Mankato 56001 | $1,979 | 4 / 2 | 2.1 mi | 91% |
| 102 S 5th St, Apt 5, Mankato 56001 off market | $1,695 | 4 / 2 | 1.1 mi | 88% |
| 526 S 2nd St, Apt 3, Mankato 56001 | $1,980 | 4 / 2 | 1.4 mi | 87% |
| 216 James Ave, Mankato 56001 | $2,200 | 4 / 2 | 2.1 mi | 85% |
| 210 James Ave, Mankato 56001 off market | $1,600 | 4 / 2 | 2.1 mi | 85% |
| 1520 4th Ave, Mankato 56001 off market | $1,745 | 4 / 1 | 0.5 mi | 85% |
| 225/227/229 State St, Mankato 56001 off market | $1,375 | 3 / 1 | 1.8 mi | 84% |
| 120 Locust St, Apt 5, Mankato 56001 off market | $1,150 | 3 / 1 | 1.3 mi | 83% |
1 bed / 1 bath estimate $925/mo · range $675–$1,200
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 301 N Riverfront Dr, Apt 305, Mankato 56001 off market | $995 | 1 / 1 | 0.9 mi | 93% |
| 102 S 5th St, Apt 6, Mankato 56001 off market | $995 | 1 / 1 | 1.1 mi | 92% |
| 429 Deldona Dr, Apt 4, Mankato 56001 | $925 | 1 / 1 | 1.4 mi | 92% |
| 517 S Broad St, Apt 6, Mankato 56001 off market | $485 | 1 / 1 | 1.4 mi | 92% |
| 517 S Broad St, Apt 7, Mankato 56001 off market | $485 | 1 / — | 1.4 mi | 89% |
| 1332 N 4th St, Unit N, Mankato 56001 off market | $1,495 | 2 / 1 | 0.1 mi | 88% |
| 329 N Riverfront Dr, Mankato 56001 off market | $925 | 1 / 1 | 0.8 mi | 86% |
| 1104 N 5th St, Apt 3, Mankato 56001 off market | $675 | 1 / 1 | 0.3 mi | 86% |
| 920 Patriot Dr, Mankato 56001 | $830 | 1 / 1 | 1.0 mi | 85% |
| 620 S 2nd St, Apt 1, Mankato 56001 off market | $800 | 1 / 1 | 1.5 mi | 85% |
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
- highOwner pays all utilities for both units, including electric and gas; costs may exceed our estimate Listing says: Owner pays gas, electric & water/sewer/trash. · 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 210 THOMPSON ST E
- mediumOnly 100-amp service for two units plus a window AC; possibly a single panel and limited capacity Listing says: 100 Amp service. · AI review
- mediumBasement bedroom and bath: need to confirm it is legal, licensed and has proper egress Listing says: Basement has 4th bedroom w/egress window. · AI review
- lowMain floor vacant and 77 days on market Listing says: Currently the main floor is vacant. · AI review
Opportunities
- Owner-occupy one unit and rent the other; lower-cost financing may be possible Listing says: Good potential for owner occuppied purchase! · AI review
- Pass utilities to tenants or add submeters to cut owner expenses Listing says: Owner pays gas, electric, water-sewer. · AI review
- Main floor rent near $1,670 to $1,775 versus a 1-bed upper at $925 supports the income Based on: data: rent_estimate · AI review
Questions for the agent
- Are gas and electric separately metered for each unit, and what were the last 12 months of utility bills?
- Why is the main floor vacant, and why has it been listed 77 days?
- Is the basement bedroom included in the rental license, and does it have a permitted bath?
- What are the actual property taxes, and is there any special assessment?
- What is the upper tenant's lease status and term?
- How old are the furnace, water heater and electrical panel?
Bottom line
Reasonable-looking Mankato up/down with a recent roof and decent numbers, but verify taxes, utility costs and the basement bedroom before getting excited. 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. | $3,042 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,214 |
| 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 2026-07-20 (77 days); down $14,100 (6.7%) from the first ask of $209,000; last sold for $135,000 on 2007-03-16.
| Date | Event | Price |
|---|---|---|
| Price changed | $194,900 | |
| Listed | $209,000 | |
| Removed | $229,000 | |
| Price changed | $229,000 | |
| Listed | $239,000 | |
| Sold public record | $135,000 | |
| Sold public record | $90,000 | |
| Sold public record | $72,000 | |
| Sold public record | $46,000 |
From the listing Listing
| Listed as | multi-family |
| Property tax, 2026 | $3,042 |
| County | Blue Earth County |
| Parcel number | R01-09-08-104-017 |
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 Mankato on rental licensing before you buy.