403 8 1/2 Ave NW
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath · 2,250 sq ft
Rochester, MN · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $375,000 2 units · $188K per unit
- Monthly cash flow
- −$713 at 20% down, 7%
- Estimated rent
- $2,775/mo high confidence
- Break-even price
- $241,017 where cash flow hits $0
First look
This is a 1968 up/down duplex in Rochester asking $375K, and at 20% down our numbers show about -$713/month with a 4.1% cap rate. Break-even is near $241K, so the ask is far too high for these rents at today's rates. The description gives no current rents, so ask for the rent roll and a trailing-12 before anything else. The owner pays gas and trash, and the photos show baseboard hot-water heat, which suggests a shared boiler, so confirm what heat really costs. Interiors look dated but clean, with newer flooring. I'd only show it if the seller will move well toward $240K or the rents beat our estimates.
Things to consider
- Price is far above what the rents support At ask, our underwriting shows negative monthly cash flow and a thin cap rate. You would be paying for appreciation, not income.
- Owner-paid gas cuts into income Heat for a baseboard system can be a large expense. Get actual gas bills before you trust any cash flow figure.Listing says: “Owner pays gas and rubbish.”
- No rents or lease details given Without a rent roll you can't compare actual income to our estimates, which run about $1,500 for the 3-bed and $1,275 for the 2-bed.
- Lower level moisture risk Drain tile and a sump pump suggest a history of water. Inspect for staining, mold and sump condition.Listing says: “drain tiled and sump pump”
- Roof is relatively new A roof about 4 years old lowers near-term capital needs. Ask for paperwork on the work.Listing says: “Roof 4 years old.”
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 replaced about 4 years agoListing says: Roof 4 years old.
- doneLower-level new flooringListing says: 2 bedrooms, full bath, new flooring, plank flooring, patio, drain tiled and sump pump.
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
- $375,000
- Cash to close
- $48,750
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$1,174/mo
- Cash-on-cash
- −28.9%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $195,839
- Rent that breaks even
- $4,280/mo
Long run
- Year 30: property vs stocks
- $882K vs $1.09M
- Cash flow turns positive
- year 23
The deal
- Price
- $375,000
- Cash to close
- $48,750
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$1,408/mo
- Cash-on-cash
- −34.7%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $159,999
- Rent that breaks even
- $4,800/mo
Long run
- Year 30: property vs stocks
- $856K vs $1.43M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $365,000
- Cash to close
- $47,450
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,108/mo
- Cash-on-cash
- −28.0%
- Cap rate
- 4.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $195,839
- Rent that breaks even
- $4,196/mo
Long run
- Year 30: property vs stocks
- $867K vs $1.02M
- Cash flow turns positive
- year 22
The deal
- Price
- $365,000
- Cash to close
- $47,450
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,343/mo
- Cash-on-cash
- −34.0%
- Cap rate
- 3.4%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $159,999
- Rent that breaks even
- $4,706/mo
Long run
- Year 30: property vs stocks
- $833K vs $1.35M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $375,000
- Cash to close
- $86,250
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$713/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $241,017
- Rent that breaks even
- $3,689/mo
Long run
- Year 30: property vs stocks
- $925K vs $1.07M
- Cash flow turns positive
- year 19
The deal
- Price
- $375,000
- Cash to close
- $86,250
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$948/mo
- Cash-on-cash
- −13.2%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $196,908
- Rent that breaks even
- $4,138/mo
Long run
- Year 30: property vs stocks
- $860K vs $1.37M
- Cash flow turns positive
- year 27
The deal
- Price
- $365,000
- Cash to close
- $83,950
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$660/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $241,017
- Rent that breaks even
- $3,621/mo
Long run
- Year 30: property vs stocks
- $915K vs $1.01M
- Cash flow turns positive
- year 17
The deal
- Price
- $365,000
- Cash to close
- $83,950
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$895/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $196,908
- Rent that breaks even
- $4,062/mo
Long run
- Year 30: property vs stocks
- $840K vs $1.30M
- Cash flow turns positive
- year 26
The deal
- Price
- $375,000
- Cash to close
- $105,000
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$588/mo
- Cash-on-cash
- −6.7%
- Cap rate
- 4.1%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $257,084
- Rent that breaks even
- $3,529/mo
Long run
- Year 30: property vs stocks
- $958K vs $1.11M
- Cash flow turns positive
- year 16
The deal
- Price
- $375,000
- Cash to close
- $105,000
- Price per unit
- $187,500
- GRM
- 11.3
Each month
- Cash flow
- −$823/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $210,035
- Rent that breaks even
- $3,959/mo
Long run
- Year 30: property vs stocks
- $869K vs $1.38M
- Cash flow turns positive
- year 25
The deal
- Price
- $365,000
- Cash to close
- $102,200
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$538/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.2%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $257,084
- Rent that breaks even
- $3,465/mo
Long run
- Year 30: property vs stocks
- $951K vs $1.05M
- Cash flow turns positive
- year 15
The deal
- Price
- $365,000
- Cash to close
- $102,200
- Price per unit
- $182,500
- GRM
- 11.0
Each month
- Cash flow
- −$773/mo
- Cash-on-cash
- −9.1%
- Cap rate
- 3.4%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $210,035
- Rent that breaks even
- $3,887/mo
Long run
- Year 30: property vs stocks
- $851K vs $1.31M
- Cash flow turns positive
- year 24
Monthly
Monthly breakdown
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$2,245 |
| PMI | −$211 |
| Cash flow | −$1,174 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$2,245 |
| PMI | −$211 |
| Cash flow | −$1,408 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$2,186 |
| PMI | −$205 |
| Cash flow | −$1,108 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$2,186 |
| PMI | −$205 |
| Cash flow | −$1,343 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$1,996 |
| Cash flow | −$713 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$1,996 |
| Cash flow | −$948 |
| Principal paid down (equity, not cash) | $254 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$1,943 |
| Cash flow | −$660 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$1,943 |
| Cash flow | −$895 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$1,871 |
| Cash flow | −$588 |
| Principal paid down (equity, not cash) | $238 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$1,871 |
| Cash flow | −$823 |
| Principal paid down (equity, not cash) | $238 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Net operating income | $1,283 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$538 |
| Principal paid down (equity, not cash) | $232 |
| Rent | $2,775 |
| Vacancy (6%) | −$166 |
| Collected | $2,608 |
| Property tax Listing | −$455 |
| Insurance Estimate | −$197 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$222 |
| Capital reserve (8% of rent) | −$222 |
| Property management | −$235 |
| Net operating income | $1,048 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$773 |
| Principal paid down (equity, not cash) | $232 |
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
- $855,610
- Rental profits, invested at 7%
- $26,584
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $337,500 of loan.
$22,866 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $371,097
- Monthly shortfalls, invested
- $722,889
$48,750 put into an index fund instead of the down payment and closing costs.
$151,803 you'd have paid in while the building lost money, invested instead.
Stocks come out $211,793 ahead after 30 years.
- Your equity when you sell
- $855,610
- Rental profits, invested at 7%
- $0
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $337,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $371,097
- Monthly shortfalls, invested
- $1,061,481
$48,750 put into an index fund instead of the down payment and closing costs.
$262,966 you'd have paid in while the building lost money, invested instead.
Stocks come out $576,969 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $34,477
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $328,500 of loan.
$28,917 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,202
- Monthly shortfalls, invested
- $661,169
$47,450 put into an index fund instead of the down payment and closing costs.
$136,029 you'd have paid in while the building lost money, invested instead.
Stocks come out $155,100 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $0
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $328,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,202
- Monthly shortfalls, invested
- $991,868
$47,450 put into an index fund instead of the down payment and closing costs.
$241,140 you'd have paid in while the building lost money, invested instead.
Stocks come out $520,276 ahead after 30 years.
- Your equity when you sell
- $855,610
- Rental profits, invested at 7%
- $68,999
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $300,000 of loan.
$53,172 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $656,557
- Monthly shortfalls, invested
- $417,235
$86,250 put into an index fund instead of the down payment and closing costs.
$82,168 you'd have paid in while the building lost money, invested instead.
Stocks come out $149,182 ahead after 30 years.
- Your equity when you sell
- $855,610
- Rental profits, invested at 7%
- $4,263
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $300,000 of loan.
$4,045 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $656,557
- Monthly shortfalls, invested
- $717,676
$86,250 put into an index fund instead of the down payment and closing costs.
$167,071 you'd have paid in while the building lost money, invested instead.
Stocks come out $514,360 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $81,897
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $292,000 of loan.
$61,488 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,049
- Monthly shortfalls, invested
- $369,802
$83,950 put into an index fund instead of the down payment and closing costs.
$71,324 you'd have paid in while the building lost money, invested instead.
Stocks come out $94,160 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $7,320
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $292,000 of loan.
$6,769 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,049
- Monthly shortfalls, invested
- $660,401
$83,950 put into an index fund instead of the down payment and closing costs.
$150,633 you'd have paid in while the building lost money, invested instead.
Stocks come out $459,336 ahead after 30 years.
- Your equity when you sell
- $855,610
- Rental profits, invested at 7%
- $101,990
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $281,250 of loan.
$73,790 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $799,287
- Monthly shortfalls, invested
- $308,825
$105,000 put into an index fund instead of the down payment and closing costs.
$57,879 you'd have paid in while the building lost money, invested instead.
Stocks come out $150,512 ahead after 30 years.
- Your equity when you sell
- $855,610
- Rental profits, invested at 7%
- $12,901
Sells for $910,223 (value up 3% a year), minus 6% selling cost ($54,613). Rent paid down $281,250 of loan.
$11,520 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $799,287
- Monthly shortfalls, invested
- $584,912
$105,000 put into an index fund instead of the down payment and closing costs.
$129,638 you'd have paid in while the building lost money, invested instead.
Stocks come out $515,688 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $117,882
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $273,750 of loan.
$83,078 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,972
- Monthly shortfalls, invested
- $268,156
$102,200 put into an index fund instead of the down payment and closing costs.
$49,204 you'd have paid in while the building lost money, invested instead.
Stocks come out $95,453 ahead after 30 years.
- Your equity when you sell
- $832,794
- Rental profits, invested at 7%
- $17,942
Sells for $885,951 (value up 3% a year), minus 6% selling cost ($53,157). Rent paid down $273,750 of loan.
$15,618 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,972
- Monthly shortfalls, invested
- $533,393
$102,200 put into an index fund instead of the down payment and closing costs.
$115,772 you'd have paid in while the building lost money, invested instead.
Stocks come out $460,630 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 $882K, stocks $1.09M. Stocks win.
Year 30 (loan paid off): property $856K, stocks $1.43M. Stocks win.
Year 30 (loan paid off): property $867K, stocks $1.02M. Stocks win.
Year 30 (loan paid off): property $833K, stocks $1.35M. Stocks win.
Year 30 (loan paid off): property $925K, stocks $1.07M. Stocks win.
Year 30 (loan paid off): property $860K, stocks $1.37M. Stocks win.
Year 30 (loan paid off): property $915K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $840K, stocks $1.30M. Stocks win.
Year 30 (loan paid off): property $958K, stocks $1.11M. Stocks win.
Year 30 (loan paid off): property $869K, stocks $1.38M. Stocks win.
Year 30 (loan paid off): property $951K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $851K, stocks $1.31M. Stocks win.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 1 bath estimate $1,500/mo · range $1,200–$1,775
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 4-8-12 11th Ave NW, Rochester 55901 off market | $1,500 | 3 / 1.5 | 0.3 mi | 91% |
| 110 6th Ave SE, Rochester 55904 | $2,000 | 3 / 1 | 1.1 mi | 90% |
| 619 2nd St NW, Rochester 55901 off market | $1,575 | 3 / 1.5 | 0.2 mi | 89% |
| 725 7th Ave SE, Apt 1, Rochester 55904 off market | $1,400 | 3 / 1 | 1.4 mi | 88% |
| 917 N Broadway Ave, Rochester 55906 | $1,400 | 2 / 1 | 0.8 mi | 87% |
| 1882 1888 20th St NW, Rochester 55901 off market | $1,250 | 3 / 1 | 1.4 mi | 87% |
| 1892 1898 20th St NW, Rochester 55901 off market | $1,250 | 3 / 1 | 1.4 mi | 87% |
| 1117 1st St NW, Rochester 55901 | $995 | 2 / 1 | 0.2 mi | 84% |
| 1015 W Center St, Rochester 55902 off market | $950 | 2 / 1 | 0.3 mi | 84% |
| 970 11th Ave NW, Rochester 55901 off market | $1,734 | 3 / 2 | 0.4 mi | 84% |
2 bed / 1 bath estimate $1,275/mo · range $1,000–$1,550
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 917 N Broadway Ave, Rochester 55906 | $1,400 | 2 / 1 | 0.8 mi | 96% |
| 1117 1st St NW, Rochester 55901 | $995 | 2 / 1 | 0.2 mi | 94% |
| 1015 W Center St, Rochester 55902 off market | $950 | 2 / 1 | 0.3 mi | 94% |
| 1204 2nd Ave NW, Rochester 55901 off market | $1,500 | 2 / 1 | 0.8 mi | 93% |
| 127 12th St NW, Rochester 55901 off market | $1,775 | 2 / 1 | 0.8 mi | 93% |
| 19 12th St NW, Rochester 55901 off market | $900 | 2 / 1 | 0.8 mi | 93% |
| 842 7th Ave SW, Rochester 55902 off market | $1,600 | 2 / 1 | 1.0 mi | 93% |
| 1911 Viking Unit Building 8 Dr NW, Apt 35, Roch… off market | $1,300 | 2 / 1 | 1.2 mi | 92% |
| 317 9th Ave SE, Rochester 55904 off market | $1,300 | 2 / 1 | 1.3 mi | 92% |
| 420 8th Ave SE, Rochester 55904 off market | $875 | 2 / 1 | 1.3 mi | 92% |
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 403 8 1/2 AVE NW
- mediumAsking is $133,983 above the price where cash flow breaks even ($241,017) at the default scenario. Based on: Derived: price $375,000 vs. break-even $241,017
- mediumSump pump and drain tile in the lower level point to past or possible water issues; ask about history. Listing says: drain tiled and sump pump · AI review
- mediumOwner pays gas, and the baseboard heat appears to run off a shared system. This eats into cash flow. Listing says: Owner pays gas and rubbish. · AI review
- lowShared laundry in the lower level means tenants cross into the lower unit's space. Listing says: Community laundry area in lower level, tenants share usage. · AI review
Opportunities
- Only electric is separately metered; adding a gas or heat charge-back could be looked at, if leases and local rules allow. Listing says: Each unit has separate utility meters for electric. · AI review
- Shared laundry could be monetized with coin or card machines. Listing says: Community laundry area in lower level, tenants share usage. · AI review
Questions for the agent
- What are the current rents, lease types and end dates for each unit?
- What did gas, trash, water and sewer cost over the last 12 months?
- Is there one boiler or two, and how old is it?
- Has the lower level ever had water in it? Why were drain tile and the sump pump added?
- Is the lower unit a legal, licensed unit with proper egress windows?
- What are the actual property taxes? We couldn't match a parcel record.
Bottom line
A plain 1968 duplex priced about $134K above where the numbers work, so only worth a look if the seller drops hard or rents come in well above estimates. 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. | $5,458 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,362 |
| 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 2026-08-04 (62 days, relisted 1×); last sold for $198,500 on 2018-07-12; listed for rent at $1,250/mo on 2026-07-05.
| Date | Event | Price |
|---|---|---|
| Listed | $375,000 | |
| Removed | — | |
| Listed for rent | $1,250/mo | |
| Removed | — | |
| Listed for rent | $1,200/mo | |
| Sold | $198,500 | |
| Listed | $198,500 | |
| Listed | $198,500 | |
| Sold public record | $201,000 | |
| Removed | $145,000 | |
| Sold | $120,000 | |
| Relisted | $145,000 | |
| Removed | $145,000 | |
| Removed | $145,000 | |
| Removed | $147,900 | |
| Price changed | $145,000 | |
| Relisted | $147,900 | |
| Removed | $147,900 | |
| Price changed | $147,900 | |
| Price changed | $147,900 | |
| Listed | $149,900 | |
| Listed | $145,000 | |
| Listed | $147,900 | |
| Listed | $149,900 | |
| Sold public record | $89,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $5,458 |
| County | Olmsted |
| Parcel number | 743532011368 |
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.