716 8th St S
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,376 sq ft
Moorhead, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $259,000 2 units · $130K per unit
- Monthly cash flow
- −$528 at 20% down, 7%
- Break-even price
- $159,874 where cash flow hits $0
First look
This is a side-by-side duplex with three bedrooms per unit near Concordia and MSUM, asking $259K. Our estimate puts rent around $975 per unit (range $925 to $1,450), which gives a cap rate of 3.9% and about $528/month negative at 20% down. The break-even price is about $159.9K, so it doesn't work at today's rates unless the seller cuts the price a lot or the rents prove well above our mid estimate. The owner pays heat, and the photos show radiator and baseboard hot-water heat, so ask whether it's one boiler and what the gas bills run. There are no rents, lease terms or tax figures, so get the rent roll, utility history and county tax bill before a showing.
Things to consider
- Price is well above what rents support At $259K the deal loses about $528/month, and break-even is about $99K lower. Negotiating room is needed.
- Owner pays heat Heat cuts into income on rents near $975 per unit. Verify gas bills and whether it's one boiler for both units.Listing says: “Heat, snow removal & lawn care are paid by the Owner”
- Rents and leases are unknown With no rent roll, income is just our estimate. The range of $925 to $1,450 is wide.
- Updates look cosmetic The kitchen and bath look dated. Budget for those if you want higher rents.From photo 4
- Taxes and unit count are unverified No county parcel match, so taxes could be higher for an investor and the legal unit count is unconfirmed.
- Student-area demand Proximity to two colleges supports occupancy, though student turnover is higher.Listing says: “The location is ideal for anyone wanting easy access to Concordia, MSUM”
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
- doneFlooring updatedListing says: Recent updates include flooring, fresh paint, appliances, and a completed sewer line replacement
- doneFresh paintListing says: Recent updates include flooring, fresh paint, appliances, and a completed sewer line replacement
- doneAppliances replacedListing says: Recent updates include flooring, fresh paint, appliances, and a completed sewer line replacement
- doneSewer line replacementListing says: Recent updates include flooring, fresh paint, appliances, and a completed sewer line replacement
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
- $259,000
- Cash to close
- $33,670
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$846/mo
- Cash-on-cash
- −30.1%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $129,907
- Rent that breaks even
- $3,034/mo
Long run
- Year 30: property vs stocks
- $600K vs $806K
- Cash flow turns positive
- year 25
The deal
- Price
- $259,000
- Cash to close
- $33,670
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$1,011/mo
- Cash-on-cash
- −36.0%
- Cap rate
- 3.2%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $104,721
- Rent that breaks even
- $3,403/mo
Long run
- Year 30: property vs stocks
- $591K vs $1.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $249,000
- Cash to close
- $32,370
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$780/mo
- Cash-on-cash
- −28.9%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $129,907
- Rent that breaks even
- $2,950/mo
Long run
- Year 30: property vs stocks
- $583K vs $733K
- Cash flow turns positive
- year 24
The deal
- Price
- $249,000
- Cash to close
- $32,370
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$945/mo
- Cash-on-cash
- −35.0%
- Cap rate
- 3.3%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $104,721
- Rent that breaks even
- $3,309/mo
Long run
- Year 30: property vs stocks
- $568K vs $974K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $259,000
- Cash to close
- $59,570
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$528/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.9%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $159,874
- Rent that breaks even
- $2,626/mo
Long run
- Year 30: property vs stocks
- $622K vs $785K
- Cash flow turns positive
- year 20
The deal
- Price
- $259,000
- Cash to close
- $59,570
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$693/mo
- Cash-on-cash
- −14.0%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $128,879
- Rent that breaks even
- $2,946/mo
Long run
- Year 30: property vs stocks
- $591K vs $1.01M
- Cash flow turns positive
- year 30
The deal
- Price
- $249,000
- Cash to close
- $57,270
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$474/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $159,874
- Rent that breaks even
- $2,558/mo
Long run
- Year 30: property vs stocks
- $609K vs $718K
- Cash flow turns positive
- year 19
The deal
- Price
- $249,000
- Cash to close
- $57,270
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$639/mo
- Cash-on-cash
- −13.4%
- Cap rate
- 3.3%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $128,879
- Rent that breaks even
- $2,869/mo
Long run
- Year 30: property vs stocks
- $569K vs $934K
- Cash flow turns positive
- year 29
The deal
- Price
- $259,000
- Cash to close
- $72,520
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$441/mo
- Cash-on-cash
- −7.3%
- Cap rate
- 3.9%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $170,532
- Rent that breaks even
- $2,516/mo
Long run
- Year 30: property vs stocks
- $640K vs $804K
- Cash flow turns positive
- year 18
The deal
- Price
- $259,000
- Cash to close
- $72,520
- Price per unit
- $129,500
- GRM
- 11.1
Each month
- Cash flow
- −$606/mo
- Cash-on-cash
- −10.0%
- Cap rate
- 3.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $137,471
- Rent that breaks even
- $2,822/mo
Long run
- Year 30: property vs stocks
- $593K vs $1.01M
- Cash flow turns positive
- year 28
The deal
- Price
- $249,000
- Cash to close
- $69,720
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$392/mo
- Cash-on-cash
- −6.7%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $170,532
- Rent that breaks even
- $2,452/mo
Long run
- Year 30: property vs stocks
- $630K vs $739K
- Cash flow turns positive
- year 16
The deal
- Price
- $249,000
- Cash to close
- $69,720
- Price per unit
- $124,500
- GRM
- 10.6
Each month
- Cash flow
- −$557/mo
- Cash-on-cash
- −9.6%
- Cap rate
- 3.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $137,471
- Rent that breaks even
- $2,750/mo
Long run
- Year 30: property vs stocks
- $573K vs $939K
- Cash flow turns positive
- year 26
Monthly
Monthly breakdown
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,551 |
| PMI | −$146 |
| Cash flow | −$846 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,551 |
| PMI | −$146 |
| Cash flow | −$1,011 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,491 |
| PMI | −$140 |
| Cash flow | −$780 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,491 |
| PMI | −$140 |
| Cash flow | −$945 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,379 |
| Cash flow | −$528 |
| Principal paid down (equity, not cash) | $175 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,379 |
| Cash flow | −$693 |
| Principal paid down (equity, not cash) | $175 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,325 |
| Cash flow | −$474 |
| Principal paid down (equity, not cash) | $169 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,325 |
| Cash flow | −$639 |
| Principal paid down (equity, not cash) | $169 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,292 |
| Cash flow | −$441 |
| Principal paid down (equity, not cash) | $164 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,292 |
| Cash flow | −$606 |
| Principal paid down (equity, not cash) | $164 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Net operating income | $851 |
| Mortgage (principal + interest) | −$1,242 |
| Cash flow | −$392 |
| Principal paid down (equity, not cash) | $158 |
| Rent | $1,950 |
| Vacancy (6%) | −$117 |
| Collected | $1,833 |
| Property tax Listing | −$241 |
| Insurance Estimate | −$200 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$156 |
| Capital reserve (8% of rent) | −$156 |
| Property management | −$165 |
| Net operating income | $686 |
| Mortgage (principal + interest) | −$1,242 |
| Cash flow | −$557 |
| Principal paid down (equity, not cash) | $158 |
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
- $590,941
- Rental profits, invested at 7%
- $8,932
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $233,100 of loan.
$8,073 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $256,305
- Monthly shortfalls, invested
- $550,018
$33,670 put into an index fund instead of the down payment and closing costs.
$120,113 you'd have paid in while the building lost money, invested instead.
Stocks come out $206,450 ahead after 30 years.
- Your equity when you sell
- $590,941
- Rental profits, invested at 7%
- $0
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $233,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $256,305
- Monthly shortfalls, invested
- $797,696
$33,670 put into an index fund instead of the down payment and closing costs.
$206,222 you'd have paid in while the building lost money, invested instead.
Stocks come out $463,060 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $14,659
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $224,100 of loan.
$12,775 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $246,409
- Monthly shortfalls, invested
- $486,132
$32,370 put into an index fund instead of the down payment and closing costs.
$102,989 you'd have paid in while the building lost money, invested instead.
Stocks come out $149,757 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $0
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $224,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $246,409
- Monthly shortfalls, invested
- $728,083
$32,370 put into an index fund instead of the down payment and closing costs.
$184,396 you'd have paid in while the building lost money, invested instead.
Stocks come out $406,367 ahead after 30 years.
- Your equity when you sell
- $590,941
- Rental profits, invested at 7%
- $30,659
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $207,200 of loan.
$24,791 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $453,462
- Monthly shortfalls, invested
- $331,345
$59,570 put into an index fund instead of the down payment and closing costs.
$67,805 you'd have paid in while the building lost money, invested instead.
Stocks come out $163,207 ahead after 30 years.
- Your equity when you sell
- $590,941
- Rental profits, invested at 7%
- $0
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $207,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $453,462
- Monthly shortfalls, invested
- $557,297
$59,570 put into an index fund instead of the down payment and closing costs.
$137,196 you'd have paid in while the building lost money, invested instead.
Stocks come out $419,818 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $41,231
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $199,200 of loan.
$32,050 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,954
- Monthly shortfalls, invested
- $281,586
$57,270 put into an index fund instead of the down payment and closing costs.
$55,903 you'd have paid in while the building lost money, invested instead.
Stocks come out $108,184 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $913
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $199,200 of loan.
$895 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,954
- Monthly shortfalls, invested
- $497,879
$57,270 put into an index fund instead of the down payment and closing costs.
$118,930 you'd have paid in while the building lost money, invested instead.
Stocks come out $364,795 ahead after 30 years.
- Your equity when you sell
- $590,941
- Rental profits, invested at 7%
- $48,815
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $194,250 of loan.
$37,020 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $552,041
- Monthly shortfalls, invested
- $251,840
$72,520 put into an index fund instead of the down payment and closing costs.
$49,018 you'd have paid in while the building lost money, invested instead.
Stocks come out $164,125 ahead after 30 years.
- Your equity when you sell
- $590,941
- Rental profits, invested at 7%
- $2,053
Sells for $628,661 (value up 3% a year), minus 6% selling cost ($37,720). Rent paid down $194,250 of loan.
$1,967 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $552,041
- Monthly shortfalls, invested
- $461,689
$72,520 put into an index fund instead of the down payment and closing costs.
$108,146 you'd have paid in while the building lost money, invested instead.
Stocks come out $420,735 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $62,069
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $186,750 of loan.
$45,296 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $530,726
- Monthly shortfalls, invested
- $208,534
$69,720 put into an index fund instead of the down payment and closing costs.
$39,331 you'd have paid in while the building lost money, invested instead.
Stocks come out $109,066 ahead after 30 years.
- Your equity when you sell
- $568,125
- Rental profits, invested at 7%
- $4,817
Sells for $604,388 (value up 3% a year), minus 6% selling cost ($36,263). Rent paid down $186,750 of loan.
$4,437 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $530,726
- Monthly shortfalls, invested
- $407,892
$69,720 put into an index fund instead of the down payment and closing costs.
$92,653 you'd have paid in while the building lost money, invested instead.
Stocks come out $365,677 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 $600K, stocks $806K. Stocks win.
Year 30 (loan paid off): property $591K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $583K, stocks $733K. Stocks win.
Year 30 (loan paid off): property $568K, stocks $974K. Stocks win.
Year 30 (loan paid off): property $622K, stocks $785K. Stocks win.
Year 30 (loan paid off): property $591K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $609K, stocks $718K. Stocks win.
Year 30 (loan paid off): property $569K, stocks $934K. Stocks win.
Year 30 (loan paid off): property $640K, stocks $804K. Stocks win.
Year 30 (loan paid off): property $593K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $630K, stocks $739K. Stocks win.
Year 30 (loan paid off): property $573K, stocks $939K. Stocks win.
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.
3 bed estimate $975/mo · range $950–$1,475 · 7 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 915-18 1/2 St S, Moorhead | $945 | 3 / 2 | 0.8 mi |
| 1802 12th Ave S, Moorhead | $925 | 3 / 1 | 0.8 mi |
| 1011 18 1/2 St S, Moorhead | $925 | 3 / 1 | 0.8 mi |
| 1810 12th Ave S, Moorhead | $925 | 3 / 1 | 0.8 mi |
| 921 19th St S Apt 4, Moorhead | $1,000 | 3 / 1 | 0.8 mi |
| 1521 1st Ave N, Moorhead | $1,440 | 3 / 2 | 0.9 mi |
| 1102 28th Ave S, Moorhead | $1,695 | 3 / 2 | 1.3 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
- highOwner pays heat, which is the biggest utility in Minnesota, on rents near $950 per unit Listing says: Heat, snow removal & lawn care are paid by the Owner · AI review
- highPrice is far above what the rents support; cash flow is negative at asking Based on: data: underwriting.cash_flow_monthly · 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 716 8TH ST S
- mediumAsking is $99,126 above the price where cash flow breaks even ($159,874) at the default scenario. Based on: Derived: price $259,000 vs. break-even $159,874
- mediumDescription gives no rents or lease status, so income is unverified Based on: data: rent_estimate · AI review
- mediumListing calls it turnkey but the kitchen looks dated, with old cabinets and worn flooring Listing says: Turnkey duplex situated between Concordia College and MSUM! · AI review
Opportunities
- Student-area location with steady rental demand and 3-bedroom units, which can rent by the room Listing says: The location is ideal for anyone wanting easy access to Concordia, MSUM · AI review
- No rent cap, so rents can follow the market. Our high estimate is $1,450 per unit Based on: data: underwriting.rent_rule · AI review
- Free laundry and off-street parking help tenant appeal, and a utility bill-back could offset owner-paid heat if leases allow Listing says: free laundry, and off-street parking right behind the house · AI review
Questions for the agent
- What are the current rents, lease end dates and deposits for each unit?
- Is there one boiler or two, and what were the last 12 months of gas bills?
- Is the Moorhead rental license current and what is the permitted occupancy for each unit?
- What are the annual property taxes, and are there any special assessments?
- Can you share the sewer replacement permit and the age of the roof and boiler?
- Why has it been on the market 34 days, and is the seller flexible on price?
Bottom line
Good student-area location, but at $259K with owner-paid heat it loses money every month; it only works much closer to $160K. 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. | $2,887 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,394 |
| 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 2026-09-01 (34 days); last sold for $136,000 on 2009-12-16; listed for rent at $1,395/mo on 2026-03-06.
| Date | Event | Price |
|---|---|---|
| Listed | $259,000 | |
| Removed | — | |
| Listed for rent | $1,395/mo | |
| Removed | — | |
| Listed for rent | $1,395/mo | |
| Removed | — | |
| Listed for rent | $1,295/mo | |
| Removed | — | |
| Listed for rent | $1,150/mo | |
| Removed | — | |
| Listed for rent | $1,150/mo | |
| Sold public record | $136,000 | |
| Sold public record | $119,000 | |
| Sold public record | $82,000 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2026 | $2,887 |
| County | Clay |
| Parcel number | 581830120 |
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 Moorhead on rental licensing before you buy.