420 S Pokegama Ave
Duplex · 2 units: 2 bed / 1 bath and 1 bed / 1 bath unit split estimated · 1,848 sq ft
Grand Rapids, MN · View the listing ↗
Photos courtesy of Move It Real Estate Group - Lakehomes, via Realtor.com.
- Asking price
- $169,000 2 units · $84K per unit
- Monthly cash flow
- $1,127 at 20% down, 7%
- Break-even price
- $380,826 where cash flow hits $0
First look
This is a small up/down duplex at $169K, with a 2-bed main level and a 1-bed/efficiency lower level. Our model shows about $1,127/mo cash flow and a 14.4% cap rate at asking, which looks strong, but it rests on our rent estimates ($1,800 and $1,450) and unverified taxes, since the county parcel didn't match. The description gives no rents, no lease status, no heat type and no utility split, so the income is all assumption. The lower unit looks like a finished basement with wood trim and no egress visible, so confirm it's legal and licensed as a rental. Worth a showing only if the real rent roll and taxes hold up, and 37 days on market gives some room to negotiate.
Things to consider
- Rents are unverified Our $1,800 and $1,450 estimates drive the cash flow. If actual rents are lower, the 14.4% cap rate shrinks fast.
- Lower unit may be undersized or not a legal unit An efficiency below grade may rent well below a true 1-bed, and an unlicensed unit can be a legal and insurance problem.Listing says: “lower level offers one bedroom/efficiency living”
- Taxes unknown The parcel did not match, so the tax and unit count are assumptions. A higher non-homestead bill would cut cash flow.
- Dated finishes and unknown systems Kitchens look dated and no mechanicals are shown, so budget for repairs and reserves until you inspect.From photo 6
- Parking is a strength Two spots per level help with tenant demand and reduce turnover.Listing says: “Each level offers two parking spots and on-street parking is available on the side street.”
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $169,000
- Cash to close
- $21,970
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $920/mo
- Cash-on-cash
- 50.2%
- Cap rate
- 14.4%
- DSCR
- 1.83×
Break-even
- Price that breaks even
- $309,442
- Rent that breaks even
- $2,071/mo
Long run
- Year 30: property vs stocks
- $2.32M vs $167K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,000
- Cash to close
- $21,970
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $645/mo
- Cash-on-cash
- 35.2%
- Cap rate
- 12.4%
- DSCR
- 1.58×
Break-even
- Price that breaks even
- $267,467
- Rent that breaks even
- $2,323/mo
Long run
- Year 30: property vs stocks
- $1.89M vs $167K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $20,670
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $985/mo
- Cash-on-cash
- 57.2%
- Cap rate
- 15.3%
- DSCR
- 1.95×
Break-even
- Price that breaks even
- $309,442
- Rent that breaks even
- $1,987/mo
Long run
- Year 30: property vs stocks
- $2.36M vs $157K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $20,670
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $710/mo
- Cash-on-cash
- 41.2%
- Cap rate
- 13.2%
- DSCR
- 1.68×
Break-even
- Price that breaks even
- $267,467
- Rent that breaks even
- $2,228/mo
Long run
- Year 30: property vs stocks
- $1.93M vs $157K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,000
- Cash to close
- $38,870
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $1,127/mo
- Cash-on-cash
- 34.8%
- Cap rate
- 14.4%
- DSCR
- 2.25×
Break-even
- Price that breaks even
- $380,826
- Rent that breaks even
- $1,805/mo
Long run
- Year 30: property vs stocks
- $2.47M vs $296K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,000
- Cash to close
- $38,870
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $852/mo
- Cash-on-cash
- 26.3%
- Cap rate
- 12.4%
- DSCR
- 1.95×
Break-even
- Price that breaks even
- $329,167
- Rent that breaks even
- $2,024/mo
Long run
- Year 30: property vs stocks
- $2.04M vs $296K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $36,570
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $1,181/mo
- Cash-on-cash
- 38.7%
- Cap rate
- 15.3%
- DSCR
- 2.40×
Break-even
- Price that breaks even
- $380,826
- Rent that breaks even
- $1,736/mo
Long run
- Year 30: property vs stocks
- $2.51M vs $278K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $36,570
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $906/mo
- Cash-on-cash
- 29.7%
- Cap rate
- 13.2%
- DSCR
- 2.07×
Break-even
- Price that breaks even
- $329,167
- Rent that breaks even
- $1,948/mo
Long run
- Year 30: property vs stocks
- $2.08M vs $278K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,000
- Cash to close
- $47,320
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $1,184/mo
- Cash-on-cash
- 30.0%
- Cap rate
- 14.4%
- DSCR
- 2.40×
Break-even
- Price that breaks even
- $406,215
- Rent that breaks even
- $1,733/mo
Long run
- Year 30: property vs stocks
- $2.54M vs $360K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,000
- Cash to close
- $47,320
- Price per unit
- $84,500
- GRM
- 4.3
Each month
- Cash flow
- $909/mo
- Cash-on-cash
- 23.0%
- Cap rate
- 12.4%
- DSCR
- 2.08×
Break-even
- Price that breaks even
- $351,112
- Rent that breaks even
- $1,943/mo
Long run
- Year 30: property vs stocks
- $2.11M vs $360K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $44,520
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $1,234/mo
- Cash-on-cash
- 33.2%
- Cap rate
- 15.3%
- DSCR
- 2.55×
Break-even
- Price that breaks even
- $406,215
- Rent that breaks even
- $1,669/mo
Long run
- Year 30: property vs stocks
- $2.57M vs $339K
- Cash flow turns positive
- year 1
The deal
- Price
- $159,000
- Cash to close
- $44,520
- Price per unit
- $79,500
- GRM
- 4.1
Each month
- Cash flow
- $959/mo
- Cash-on-cash
- 25.8%
- Cap rate
- 13.2%
- DSCR
- 2.21×
Break-even
- Price that breaks even
- $351,112
- Rent that breaks even
- $1,872/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $339K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$1,012 |
| PMI | −$95 |
| Cash flow | $920 |
| Principal paid down (equity, not cash) | $129 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$1,012 |
| PMI | −$95 |
| Cash flow | $645 |
| Principal paid down (equity, not cash) | $129 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$952 |
| PMI | −$89 |
| Cash flow | $985 |
| Principal paid down (equity, not cash) | $121 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$952 |
| PMI | −$89 |
| Cash flow | $710 |
| Principal paid down (equity, not cash) | $121 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$899 |
| Cash flow | $1,127 |
| Principal paid down (equity, not cash) | $114 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$899 |
| Cash flow | $852 |
| Principal paid down (equity, not cash) | $114 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$846 |
| Cash flow | $1,181 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$846 |
| Cash flow | $906 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$843 |
| Cash flow | $1,184 |
| Principal paid down (equity, not cash) | $107 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$843 |
| Cash flow | $909 |
| Principal paid down (equity, not cash) | $107 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Net operating income | $2,027 |
| Mortgage (principal + interest) | −$793 |
| Cash flow | $1,234 |
| Principal paid down (equity, not cash) | $101 |
| Rent | $3,250 |
| Vacancy (6%) | −$195 |
| Collected | $3,055 |
| Property tax Listing | −$90 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$260 |
| Capital reserve (8% of rent) | −$260 |
| Property management | −$275 |
| Net operating income | $1,752 |
| Mortgage (principal + interest) | −$793 |
| Cash flow | $959 |
| Principal paid down (equity, not cash) | $101 |
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
- $385,595
- Rental profits, invested at 7%
- $1,929,615
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $152,100 of loan.
$763,645 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $167,241
$21,970 put into an index fund instead of the down payment and closing costs.
The building comes out $2,147,969 ahead after 30 years.
- Your equity when you sell
- $385,595
- Rental profits, invested at 7%
- $1,501,931
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $152,100 of loan.
$606,674 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $167,241
$21,970 put into an index fund instead of the down payment and closing costs.
The building comes out $1,720,285 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $1,999,228
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $143,100 of loan.
$785,470 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $157,345
$20,670 put into an index fund instead of the down payment and closing costs.
The building comes out $2,204,662 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $1,571,544
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $143,100 of loan.
$628,500 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $157,345
$20,670 put into an index fund instead of the down payment and closing costs.
The building comes out $1,776,978 ahead after 30 years.
- Your equity when you sell
- $385,595
- Rental profits, invested at 7%
- $2,086,478
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $135,200 of loan.
$808,685 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $295,888
$38,870 put into an index fund instead of the down payment and closing costs.
The building comes out $2,176,185 ahead after 30 years.
- Your equity when you sell
- $385,595
- Rental profits, invested at 7%
- $1,658,794
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $135,200 of loan.
$651,714 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $295,888
$38,870 put into an index fund instead of the down payment and closing costs.
The building comes out $1,748,501 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $2,146,809
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $127,200 of loan.
$827,845 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $278,380
$36,570 put into an index fund instead of the down payment and closing costs.
The building comes out $2,231,208 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $1,719,125
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $127,200 of loan.
$670,875 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $278,380
$36,570 put into an index fund instead of the down payment and closing costs.
The building comes out $1,803,524 ahead after 30 years.
- Your equity when you sell
- $385,595
- Rental profits, invested at 7%
- $2,150,203
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $126,750 of loan.
$828,923 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $360,212
$47,320 put into an index fund instead of the down payment and closing costs.
The building comes out $2,175,586 ahead after 30 years.
- Your equity when you sell
- $385,595
- Rental profits, invested at 7%
- $1,722,519
Sells for $410,207 (value up 3% a year), minus 6% selling cost ($24,612). Rent paid down $126,750 of loan.
$671,953 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $360,212
$47,320 put into an index fund instead of the down payment and closing costs.
The building comes out $1,747,902 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $2,206,764
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $119,250 of loan.
$846,886 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $338,898
$44,520 put into an index fund instead of the down payment and closing costs.
The building comes out $2,230,644 ahead after 30 years.
- Your equity when you sell
- $362,779
- Rental profits, invested at 7%
- $1,779,079
Sells for $385,935 (value up 3% a year), minus 6% selling cost ($23,156). Rent paid down $119,250 of loan.
$689,916 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $338,898
$44,520 put into an index fund instead of the down payment and closing costs.
The building comes out $1,802,960 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 $2.32M, stocks $167K. The property wins.
Year 30 (loan paid off): property $1.89M, stocks $167K. The property wins.
Year 30 (loan paid off): property $2.36M, stocks $157K. The property wins.
Year 30 (loan paid off): property $1.93M, stocks $157K. The property wins.
Year 30 (loan paid off): property $2.47M, stocks $296K. The property wins.
Year 30 (loan paid off): property $2.04M, stocks $296K. The property wins.
Year 30 (loan paid off): property $2.51M, stocks $278K. The property wins.
Year 30 (loan paid off): property $2.08M, stocks $278K. The property wins.
Year 30 (loan paid off): property $2.54M, stocks $360K. The property wins.
Year 30 (loan paid off): property $2.11M, stocks $360K. The property wins.
Year 30 (loan paid off): property $2.57M, stocks $339K. The property wins.
Year 30 (loan paid off): property $2.14M, stocks $339K. The property wins.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
2 bed estimate $1,800/mo · range $1,325–$1,925 · 11 rentals within 1.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 501 River Rd, Grand Rapids | $1,283 | 2 / 1 | 0.5 mi |
| 212 NE 3rd Ave, Grand Rapids | $1,205 | 2 / 1 | 0.5 mi |
| 1240 Golf Course Rd, Grand Rapids | $1,250 | 2 / 1 | 1.1 mi |
| 2199 SW 8th St # 233, Grand Rapids | $1,950 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 118, Grand Rapids | $1,750 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 314, Grand Rapids | $1,695 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 230, Grand Rapids | $1,725 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 428, Grand Rapids | $1,775 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 422, Grand Rapids | $1,875 | 2 / 1 | 1.6 mi |
| 2199 SW 8th St # 224, Grand Rapids | $1,895 | 2 / 1 | 1.6 mi |
1 bed estimate $1,450/mo · range $1,325–$1,625 · 14 rentals within 1.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 212 NE 3rd Ave, Grand Rapids | $925 | 1 / 1 | 0.5 mi |
| 1240 Golf Course Rd, Grand Rapids | $995 | 1 / 1 | 1.1 mi |
| 2199 SW 8th St # 403, Grand Rapids | $1,250 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 232, Grand Rapids | $1,475 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 105, Grand Rapids | $1,325 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 121, Grand Rapids | $1,425 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 206, Grand Rapids | $1,375 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 305, Grand Rapids | $1,295 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 304, Grand Rapids | $1,525 | 1 / 1 | 1.6 mi |
| 2199 SW 8th St # 320, Grand Rapids | $1,625 | 1 / 1 | 1.6 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highLower unit is described as 'bedroom/efficiency', so it may not be a legal full unit. Verify egress, ceiling height and licensing. Listing says: lower level offers one bedroom/efficiency living · 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 420 POKEGAMA AVE S
- mediumNo rents, lease status, utilities or expenses given. Cash flow is entirely our estimate. Listing says: If you are looking for an income-producing property this may be a great option! · AI review
- mediumTaxes and unit count could not be verified against county records, so the tax bill is a guess. Based on: data: county.tax · AI review
Opportunities
- Our estimated rents are high relative to the $169K price, so cash flow could be strong if they hold. No rent cap applies. Based on: data: underwriting.cash_flow_monthly · AI review
- Four off-street spots (two per level) plus side-street parking is a real draw for tenants. Listing says: Each level offers two parking spots and on-street parking is available on the side street. · AI review
Questions for the agent
- What are the current rents, lease terms and tenant move-in dates for each unit?
- Is the lower unit a legally licensed rental with egress windows? Is there a city rental license?
- What is the heat type, and are the units separately metered for gas and electric? Who pays what?
- What are the actual property taxes and any special assessments?
- How old are the roof, furnace and water heater, and what is the electrical panel?
- Why has it sat 37 days, and are there any offers or price cuts?
Bottom line
The numbers look strong on paper, but with no rents, unverified taxes and a questionable lower unit, treat it as unproven until you see the rent roll. 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. | $1,075 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,262 |
| 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 2026-08-29 (37 days); last sold for $95,000 on 2015-11-06.
| Date | Event | Price |
|---|---|---|
| Listed | $169,000 | |
| Sold public record | $95,000 | |
| Sold public record | $95,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $1,075 |
| County | Itasca |
| Parcel number | 915400140 |
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 Grand Rapids on rental licensing before you buy.