215 6th St NW
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,366 sq ft
Rochester, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $285,000 2 units · $142K per unit
- Monthly cash flow
- −$241 at 20% down, 7%
- Estimated rent
- $2,600/mo medium confidence
- Break-even price
- $239,809 where cash flow hits $0
First look
This is a 1900 Rochester duplex with two 2-bed/1-bath units, asking $285K after 78 days on market. Our underwriting at the ask shows about -$241/month cash flow and a 5.4% cap rate, with break-even near $239.8K, so it doesn't work at today's rates without a price cut. The 2025 roof, siding, windows and furnace are the real selling point, but get permits and invoices, because the listing gives no rents, no tax figure and no lease info. Kitchens and baths look dated and the shared basement laundry and utility setup are unknown. Worth a showing only if the agent can produce rents and expenses and the seller will come down toward $240K.
Things to consider
- Cash flow is negative at asking price Our underwriting shows -$241/month at $285K, with break-even near $239.8K. You'd be paying for upside that isn't in the rents.
- Rents are unknown The listing gives no income. Our estimate is about $1,300 per 2-bed, but only actual leases tell you what the building earns.
- 2025 capex lowers near-term repair risk New roof, siding, windows and furnace cover the big-ticket items. Confirm permits and warranties.Listing says: “Significant improvements completed in 2025 include a new roof, siding, windows, and furnace.”
- Interiors look dated Kitchens, baths and carpet appear original or budget-grade. Plan for turnover costs and some updating to hit higher rents.From photo 6
- Taxes and rental licensing unverified An investor tax bill may be higher than the seller's, and the unit count wasn't matched to a parcel record.
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
- doneNew roof, siding, windows and furnaceListing says: Significant improvements completed in 2025 include a new roof, siding, windows, and furnace.
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
- $285,000
- Cash to close
- $37,050
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$590/mo
- Cash-on-cash
- −19.1%
- Cap rate
- 5.4%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $194,858
- Rent that breaks even
- $3,367/mo
Long run
- Year 30: property vs stocks
- $818K vs $516K
- Cash flow turns positive
- year 12
The deal
- Price
- $285,000
- Cash to close
- $37,050
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$810/mo
- Cash-on-cash
- −26.2%
- Cap rate
- 4.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $161,277
- Rent that breaks even
- $3,782/mo
Long run
- Year 30: property vs stocks
- $694K vs $733K
- Cash flow turns positive
- year 20
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$525/mo
- Cash-on-cash
- −17.6%
- Cap rate
- 5.6%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $194,858
- Rent that breaks even
- $3,282/mo
Long run
- Year 30: property vs stocks
- $823K vs $464K
- Cash flow turns positive
- year 11
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$745/mo
- Cash-on-cash
- −25.0%
- Cap rate
- 4.6%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $161,277
- Rent that breaks even
- $3,687/mo
Long run
- Year 30: property vs stocks
- $684K vs $666K
- Cash flow turns positive
- year 19
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$241/mo
- Cash-on-cash
- −4.4%
- Cap rate
- 5.4%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $239,809
- Rent that breaks even
- $2,912/mo
Long run
- Year 30: property vs stocks
- $919K vs $569K
- Cash flow turns positive
- year 8
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$460/mo
- Cash-on-cash
- −8.4%
- Cap rate
- 4.4%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $198,482
- Rent that breaks even
- $3,272/mo
Long run
- Year 30: property vs stocks
- $742K vs $733K
- Cash flow turns positive
- year 15
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$187/mo
- Cash-on-cash
- −3.6%
- Cap rate
- 5.6%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $239,809
- Rent that breaks even
- $2,843/mo
Long run
- Year 30: property vs stocks
- $932K vs $527K
- Cash flow turns positive
- year 7
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$407/mo
- Cash-on-cash
- −7.7%
- Cap rate
- 4.6%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $198,482
- Rent that breaks even
- $3,194/mo
Long run
- Year 30: property vs stocks
- $737K vs $674K
- Cash flow turns positive
- year 14
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$146/mo
- Cash-on-cash
- −2.2%
- Cap rate
- 5.4%
- DSCR
- 0.90×
Break-even
- Price that breaks even
- $255,796
- Rent that breaks even
- $2,789/mo
Long run
- Year 30: property vs stocks
- $987K vs $637K
- Cash flow turns positive
- year 6
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 9.1
Each month
- Cash flow
- −$366/mo
- Cash-on-cash
- −5.5%
- Cap rate
- 4.4%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $211,714
- Rent that breaks even
- $3,134/mo
Long run
- Year 30: property vs stocks
- $776K vs $769K
- Cash flow turns positive
- year 13
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$96/mo
- Cash-on-cash
- −1.5%
- Cap rate
- 5.6%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $255,796
- Rent that breaks even
- $2,724/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $601K
- Cash flow turns positive
- year 4
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 8.8
Each month
- Cash flow
- −$316/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 4.6%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $211,714
- Rent that breaks even
- $3,061/mo
Long run
- Year 30: property vs stocks
- $775K vs $713K
- Cash flow turns positive
- year 12
Monthly
Monthly breakdown
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$590 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$810 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$525 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$745 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$241 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$460 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$187 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$407 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$146 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$366 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,276 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$96 |
| Principal paid down (equity, not cash) | $175 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$299 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,056 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$316 |
| Principal paid down (equity, not cash) | $175 |
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
- $650,264
- Rental profits, invested at 7%
- $168,101
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$111,099 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $233,517
$37,050 put into an index fund instead of the down payment and closing costs.
$39,695 you'd have paid in while the building lost money, invested instead.
The building comes out $302,813 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $43,877
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$35,003 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $451,440
$37,050 put into an index fund instead of the down payment and closing costs.
$89,175 you'd have paid in while the building lost money, invested instead.
Stocks come out $39,334 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $195,840
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$124,995 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $191,643
$35,750 put into an index fund instead of the down payment and closing costs.
$31,764 you'd have paid in while the building lost money, invested instead.
The building comes out $359,506 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $56,211
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$43,379 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $394,161
$35,750 put into an index fund instead of the down payment and closing costs.
$75,725 you'd have paid in while the building lost money, invested instead.
The building comes out $17,359 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $268,936
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$158,435 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $69,820
$65,550 put into an index fund instead of the down payment and closing costs.
$11,076 you'd have paid in while the building lost money, invested instead.
The building comes out $350,397 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $91,404
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$65,163 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $234,434
$65,550 put into an index fund instead of the down payment and closing costs.
$43,380 you'd have paid in while the building lost money, invested instead.
The building comes out $8,249 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $305,047
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$173,543 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $45,599
$63,250 put into an index fund instead of the down payment and closing costs.
$7,023 you'd have paid in while the building lost money, invested instead.
The building comes out $405,420 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $109,869
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$75,604 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $192,569
$63,250 put into an index fund instead of the down payment and closing costs.
$34,660 you'd have paid in while the building lost money, invested instead.
The building comes out $63,273 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $336,325
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$185,962 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $29,744
$79,800 put into an index fund instead of the down payment and closing costs.
$4,473 you'd have paid in while the building lost money, invested instead.
The building comes out $349,388 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $126,099
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$84,353 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $161,665
$79,800 put into an index fund instead of the down payment and closing costs.
$28,440 you'd have paid in while the building lost money, invested instead.
The building comes out $7,240 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $378,110
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$201,643 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $14,968
$77,000 put into an index fund instead of the down payment and closing costs.
$2,191 you'd have paid in while the building lost money, invested instead.
The building comes out $404,446 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $147,883
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$95,553 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $126,888
$77,000 put into an index fund instead of the down payment and closing costs.
$21,676 you'd have paid in while the building lost money, invested instead.
The building comes out $62,298 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 $818K, stocks $516K. The property wins.
Year 30 (loan paid off): property $694K, stocks $733K. Stocks win.
Year 30 (loan paid off): property $823K, stocks $464K. The property wins.
Year 30 (loan paid off): property $684K, stocks $666K. The property wins.
Year 30 (loan paid off): property $919K, stocks $569K. The property wins.
Year 30 (loan paid off): property $742K, stocks $733K. The property wins.
Year 30 (loan paid off): property $932K, stocks $527K. The property wins.
Year 30 (loan paid off): property $737K, stocks $674K. The property wins.
Year 30 (loan paid off): property $987K, stocks $637K. The property wins.
Year 30 (loan paid off): property $776K, stocks $769K. The property wins.
Year 30 (loan paid off): property $1.01M, stocks $601K. The property wins.
Year 30 (loan paid off): property $775K, stocks $713K. 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 $1,300/mo · range $925–$1,650
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 115 16th St NE, Unit B, Rochester 55906 | $2,000 | 2 / 1 | 0.7 mi | 96% |
| 423 4th Ave SE, Rochester 55904 off market | $900 | 2 / 1 | 0.9 mi | 96% |
| 123 11th Ave SE, Apt 2, Rochester 55904 off market | $950 | 2 / 1 | 1.0 mi | 95% |
| 1204 2nd Ave NW, Rochester 55901 off market | $1,500 | 2 / 1 | 0.4 mi | 93% |
| 517 5th Ave SE, Rochester 55904 | $1,350 | 2 / 1 | 1.0 mi | 93% |
| 127 12th St NW, Rochester 55901 off market | $1,775 | 2 / 1 | 0.4 mi | 93% |
| 19 12th St NW, Rochester 55901 off market | $900 | 2 / 1 | 0.4 mi | 93% |
| 1015 W Center St, Rochester 55902 off market | $950 | 2 / 1 | 0.7 mi | 93% |
| 1117 1st St NW, Rochester 55901 | $995 | 2 / 1 | 0.7 mi | 93% |
| 714 N Broadway Ave, Rochester 55906 off market | $1,300 | 2 / 1 | 0.2 mi | 93% |
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
- highNo rents, lease status or occupancy given; income is unverified Listing says: offers flexibility for an owner occupant or a valuable addition to a rental portfolio · 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 215 6TH ST NW
- mediumTaxes and unit count could not be verified against a county parcel Based on: data: rule_flags · AI review
- low78 days on market suggests pricing is above what buyers will pay Based on: data: listing.days_on_market · AI review
Opportunities
- Newer roof, windows and furnace should keep near-term capex low Listing says: Significant improvements completed in 2025 include a new roof, siding, windows, and furnace. · AI review
- Near downtown and Mayo Clinic, a strong rental demand driver Listing says: Located near downtown and Mayo Clinic · AI review
- Long time on market gives room to negotiate toward break-even price Based on: data: underwriting.break_even_price · AI review
- Kitchens and baths look dated; a refresh could support rents toward the upper estimate Based on: photo 6 · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Who pays heat, electric, water and trash, and are there separate meters?
- Were permits pulled for the 2025 roof, siding, windows and furnace, and can you share invoices?
- What are the annual property taxes, and is the property licensed as a rental in Rochester?
- Is the upper deck and shared basement laundry in good condition, and is the laundry coin-operated?
- Why has it sat 78 days, and has the price changed?
Bottom line
Newer exterior and furnace are good, but at $285K it runs negative, so it only works closer to $240K with verified rents. 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. | $3,592 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,356 |
| 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 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-07-19 (78 days); down $10,000 (3.4%) from the first ask of $295,000; last sold for $42,352 on 2025-06-03.
| Date | Event | Price |
|---|---|---|
| Price changed | $285,000 | |
| Listed | $295,000 | |
| Sold public record | $42,352 | |
| Sold | $170,000 | |
| Sold public record | $350,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $3,592 |
| County | Olmsted |
| Parcel number | 743513015691 |
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 Rochester on rental licensing before you buy.