345 2nd Ave SW
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath unit split estimated · 2,076 sq ft
Milaca, MN · View the listing ↗
Photos courtesy of RE/MAX ADVANTAGE PLUS, via Realtor.com.
- Asking price
- $320,000 2 units · $160K per unit
- Monthly cash flow
- −$580 at 20% down, 7%
- Estimated rent
- $2,350/mo medium confidence
- Break-even price
- $211,104 where cash flow hits $0
First look
This is a 1920 up/down duplex in Milaca asking $320K, and at that price it doesn't work. Our underwriting shows about -$580 a month and a 4.2% cap rate, and break-even is near $211K. Rents aren't stated, and our estimates are only about $1,175 a unit, so ask for the rent roll and signed leases before anything else. Tenants pay gas and electric and the roof was redone in 2022, which helps. But the kitchens and baths look dated, and the photos show no mechanicals. Worth a showing only if the price comes down hard or the actual rents are well above our estimate.
Things to consider
- Price is far above what the numbers support Cash flow is about -$580 a month at asking, and break-even is near $211K. The deal needs a big price cut or much higher rents.
- Rents are unverified Without stated rents, income rests on our estimate. The leases are in place, so get copies and confirm what tenants actually pay.Listing says: “With the upper lease in place through 2026 and the lower unit lease in place through mid June 2027”
- Heating system unknown Radiators and baseboard suggest a boiler system. One shared system could put heating costs on the owner, and old boilers are expensive to replace.From photo 9
- Updates are cosmetic Painted cabinets and new fixtures don't change the age of the kitchens, baths or wiring in a 1920 house. Budget for system and finish replacement.Listing says: “Recent updates in both units include painted cabinets, updated fixtures, and new lighting.”
- Taxes and unit count unverified We couldn't match a county parcel, so taxes could differ and non-homestead taxes may be higher than the seller's bill.
- Roof is relatively new A 2022 roof lowers near-term capital risk on a 1920 building.Listing says: “Roof replaced in 2022.”
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
- doneRoof replacedListing says: Roof replaced in 2022.
- donePainted cabinets, updated fixtures, new lighting in both unitsListing says: Recent updates in both units include painted cabinets, updated fixtures, and new lighting.
- doneNew washer/dryer for main level unitListing says: Main level unit has access to laundry with a new washer/dryer.
- doneSeparate electric meter added to garage (2024)Listing says: detached 3-stall garage with a separate electric meter (2024)
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
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$972/mo
- Cash-on-cash
- −28.1%
- Cap rate
- 4.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $171,534
- Rent that breaks even
- $3,597/mo
Long run
- Year 30: property vs stocks
- $762K vs $894K
- Cash flow turns positive
- year 22
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$1,171/mo
- Cash-on-cash
- −33.8%
- Cap rate
- 3.5%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $141,182
- Rent that breaks even
- $4,034/mo
Long run
- Year 30: property vs stocks
- $730K vs $1.17M
- Cash flow turns positive
- year 30
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$907/mo
- Cash-on-cash
- −27.0%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $171,534
- Rent that breaks even
- $3,513/mo
Long run
- Year 30: property vs stocks
- $749K vs $824K
- Cash flow turns positive
- year 21
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,106/mo
- Cash-on-cash
- −32.9%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $141,182
- Rent that breaks even
- $3,940/mo
Long run
- Year 30: property vs stocks
- $708K vs $1.09M
- Cash flow turns positive
- year 29
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$580/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $211,104
- Rent that breaks even
- $3,093/mo
Long run
- Year 30: property vs stocks
- $805K vs $883K
- Cash flow turns positive
- year 17
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$778/mo
- Cash-on-cash
- −12.7%
- Cap rate
- 3.5%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $173,751
- Rent that breaks even
- $3,469/mo
Long run
- Year 30: property vs stocks
- $739K vs $1.13M
- Cash flow turns positive
- year 26
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$526/mo
- Cash-on-cash
- −8.9%
- Cap rate
- 4.3%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $211,104
- Rent that breaks even
- $3,025/mo
Long run
- Year 30: property vs stocks
- $797K vs $820K
- Cash flow turns positive
- year 16
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$725/mo
- Cash-on-cash
- −12.2%
- Cap rate
- 3.6%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $173,751
- Rent that breaks even
- $3,393/mo
Long run
- Year 30: property vs stocks
- $721K vs $1.05M
- Cash flow turns positive
- year 24
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$473/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.2%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $225,177
- Rent that breaks even
- $2,957/mo
Long run
- Year 30: property vs stocks
- $837K vs $916K
- Cash flow turns positive
- year 15
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 11.3
Each month
- Cash flow
- −$672/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 3.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $185,334
- Rent that breaks even
- $3,316/mo
Long run
- Year 30: property vs stocks
- $749K vs $1.14M
- Cash flow turns positive
- year 23
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$423/mo
- Cash-on-cash
- −5.9%
- Cap rate
- 4.3%
- DSCR
- 0.73×
Break-even
- Price that breaks even
- $225,177
- Rent that breaks even
- $2,893/mo
Long run
- Year 30: property vs stocks
- $832K vs $856K
- Cash flow turns positive
- year 14
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 11.0
Each month
- Cash flow
- −$622/mo
- Cash-on-cash
- −8.6%
- Cap rate
- 3.6%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $185,334
- Rent that breaks even
- $3,245/mo
Long run
- Year 30: property vs stocks
- $733K vs $1.07M
- Cash flow turns positive
- year 22
Monthly
Monthly breakdown
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$972 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$1,171 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$907 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$1,106 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$580 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$778 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$526 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$725 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$473 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$672 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Net operating income | $1,124 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$423 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $2,350 |
| Vacancy (6%) | −$141 |
| Collected | $2,209 |
| Property tax Listing | −$286 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$188 |
| Capital reserve (8% of rent) | −$188 |
| Property management | −$199 |
| Net operating income | $925 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$622 |
| Principal paid down (equity, not cash) | $197 |
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
- $730,121
- Rental profits, invested at 7%
- $32,325
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$26,985 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $577,540
$41,600 put into an index fund instead of the down payment and closing costs.
$118,406 you'd have paid in while the building lost money, invested instead.
Stocks come out $131,765 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $134
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$134 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $854,598
$41,600 put into an index fund instead of the down payment and closing costs.
$205,056 you'd have paid in while the building lost money, invested instead.
Stocks come out $441,013 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $41,876
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$33,966 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $517,478
$40,300 put into an index fund instead of the down payment and closing costs.
$103,561 you'd have paid in while the building lost money, invested instead.
Stocks come out $75,072 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,160
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$1,139 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $786,010
$40,300 put into an index fund instead of the down payment and closing costs.
$184,236 you'd have paid in while the building lost money, invested instead.
Stocks come out $384,320 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $74,913
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$56,027 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $323,110
$73,600 put into an index fund instead of the down payment and closing costs.
$62,165 you'd have paid in while the building lost money, invested instead.
Stocks come out $78,338 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $8,681
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$7,917 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $566,126
$73,600 put into an index fund instead of the down payment and closing costs.
$127,556 you'd have paid in while the building lost money, invested instead.
Stocks come out $387,586 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $89,851
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$65,176 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $277,716
$71,300 put into an index fund instead of the down payment and closing costs.
$52,153 you'd have paid in while the building lost money, invested instead.
Stocks come out $23,315 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $13,416
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$11,859 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $510,530
$71,300 put into an index fund instead of the down payment and closing costs.
$112,338 you'd have paid in while the building lost money, invested instead.
Stocks come out $332,563 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $106,812
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$75,087 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $234,346
$89,600 put into an index fund instead of the down payment and closing costs.
$42,903 you'd have paid in while the building lost money, invested instead.
Stocks come out $79,472 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $19,376
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$16,599 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $456,158
$89,600 put into an index fund instead of the down payment and closing costs.
$97,917 you'd have paid in while the building lost money, invested instead.
Stocks come out $388,720 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $124,768
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$85,093 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $195,741
$86,800 put into an index fund instead of the down payment and closing costs.
$34,947 you'd have paid in while the building lost money, invested instead.
Stocks come out $24,413 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $26,184
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$21,776 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $406,406
$86,800 put into an index fund instead of the down payment and closing costs.
$85,131 you'd have paid in while the building lost money, invested instead.
Stocks come out $333,662 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 $762K, stocks $894K. Stocks win.
Year 30 (loan paid off): property $730K, stocks $1.17M. Stocks win.
Year 30 (loan paid off): property $749K, stocks $824K. Stocks win.
Year 30 (loan paid off): property $708K, stocks $1.09M. Stocks win.
Year 30 (loan paid off): property $805K, stocks $883K. Stocks win.
Year 30 (loan paid off): property $739K, stocks $1.13M. Stocks win.
Year 30 (loan paid off): property $797K, stocks $820K. Stocks win.
Year 30 (loan paid off): property $721K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $837K, stocks $916K. Stocks win.
Year 30 (loan paid off): property $749K, stocks $1.14M. Stocks win.
Year 30 (loan paid off): property $832K, stocks $856K. Stocks win.
Year 30 (loan paid off): property $733K, stocks $1.07M. Stocks win.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 1 bath estimate $1,175/mo · range $1,000–$1,375
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 555 Central Ave S, Milaca 56353 off market | $1,095 | 2 / 1 | 0.2 mi | 84% |
| 210 2nd St SE, Milaca 56353 off market | $750 | 1 / 1 | 0.2 mi | 75% |
| 220 11th St NW, Milaca 56353 | $795 | 1 / 1 | 1.0 mi | 73% |
| 146 150 Main St, Foreston 56330 | $875 | 2 / 1 | 2.9 mi | 71% |
| 207 7th Ave S, Apt 1, Princeton 55371 off market | $1,350 | 2 / 1 | 13.1 mi | 65% |
| 207 7th Ave S, Princeton 55371 off market | $1,350 | 2 / 1 | 13.1 mi | 65% |
| 106 7th Ave S, Princeton 55371 off market | $995 | 2 / 1 | 13.0 mi | 65% |
| 174 Main St, Unit 2A, Foreston 56330 off market | $900 | 1 / 1 | 3.2 mi | 59% |
| 787 9th Ave, Apt 106, Foley 56329 off market | $975 | 2 / 1 | 13.4 mi | 58% |
| 787 9th Ave, Apt 103, Foley 56329 off market | $975 | 2 / 1 | 13.4 mi | 58% |
2 bed / 1 bath estimate $1,175/mo · range $1,000–$1,375
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 555 Central Ave S, Milaca 56353 off market | $1,095 | 2 / 1 | 0.2 mi | 94% |
| 210 2nd St SE, Milaca 56353 off market | $750 | 1 / 1 | 0.2 mi | 84% |
| 220 11th St NW, Milaca 56353 | $795 | 1 / 1 | 1.0 mi | 83% |
| 146 150 Main St, Foreston 56330 | $875 | 2 / 1 | 2.9 mi | 81% |
| 207 7th Ave S, Apt 1, Princeton 55371 off market | $1,350 | 2 / 1 | 13.1 mi | 75% |
| 207 7th Ave S, Princeton 55371 off market | $1,350 | 2 / 1 | 13.1 mi | 75% |
| 106 7th Ave S, Princeton 55371 off market | $995 | 2 / 1 | 13.0 mi | 75% |
| 174 Main St, Unit 2A, Foreston 56330 off market | $900 | 1 / 1 | 3.2 mi | 69% |
| 787 9th Ave, Apt 106, Foley 56329 off market | $975 | 2 / 1 | 13.4 mi | 67% |
| 787 9th Ave, Apt 103, Foley 56329 off market | $975 | 2 / 1 | 13.4 mi | 67% |
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 stated, so income is unverified. Our estimate of about $1,175 per unit doesn't support the price. Based on: data: rent_estimate · 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 345 2ND AVE SW
- mediumAsking is $108,896 above the price where cash flow breaks even ($211,104) at the default scenario. Based on: Derived: price $320,000 vs. break-even $211,104
- mediumCosmetic updates only: painted cabinets and new fixtures. Underlying kitchens and baths are likely original. Listing says: Recent updates in both units include painted cabinets, updated fixtures, and new lighting. · AI review
- lowSat on the market for 68 days. The seller may be anchored to a price the rents can't support. Based on: data: listing.days_on_market · AI review
- lowKitchen finishes look dated, with laminate counters and older cabinets and flooring. Based on: photo 5 · AI review
Opportunities
- The 3-stall garage has its own electric meter. It could be rented separately or used by the owner. Listing says: detached 3-stall garage with a separate electric meter (2024), offering added income potential · AI review
- Leases run through 2026 and mid-June 2027, which gives stable income if the rents are real. Listing says: upper lease in place through 2026 and the lower unit lease in place through mid June 2027 · AI review
- Tenants cover lawn care and snow removal on top of gas and electric, so owner expenses stay low. Listing says: Tenants pay for gas, electricity, lawn care, and snow removal, which helps keep operating expenses low. · AI review
Questions for the agent
- What are the current rents for each unit, and can I see the signed leases and rent roll?
- How old are the boilers or furnaces, and is there one heating system or one per unit?
- What are the real property taxes, and are there any special assessments?
- What do the 'supplements' list as updates, and who did the work?
- Why has it sat 68 days, and has the price been cut?
- Is the upper lease expiring in 2026 likely to renew, and at what rent?
Bottom line
Tidy, stable-looking duplex, but $320K is about $109K above where our numbers break even, so only consider it at a much lower price. 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. | $3,434 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,319 |
| 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 2026-03-24 (195 days); down $40,000 (11.1%) from the first ask of $360,000; last sold for $225,000 on 2022-10-07.
| Date | Event | Price |
|---|---|---|
| Listed | $320,000 | |
| Removed | $340,000 | |
| Price changed | $340,000 | |
| Listed | $360,000 | |
| Sold | $225,000 | |
| Listed | $225,000 | |
| Removed | $104,900 | |
| Sold | $65,000 | |
| Price changed | $69,900 | |
| Listed | $79,900 | |
| Price changed | $104,900 | |
| Price changed | $109,900 | |
| Price changed | $114,900 | |
| Price changed | $119,900 | |
| Listed | $124,900 | |
| Sold public record | $149,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $3,434 |
| County | Mille Lacs |
| Parcel number | 210460070 |
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 Milaca on rental licensing before you buy.