7818 Davidson Ct
Duplex · 2 units: 3 bed / 2 bath and 2 bed / 2 bath · 4,024 sq ft
Inver Grove Heights, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $599,900 2 units · $300K per unit
- Monthly cash flow
- −$1,484 at 20% down, 7%
- Break-even price
- $321,016 where cash flow hits $0
First look
This is a big up/down in Inver Grove Heights that looks more like a house with an in-law suite than a classic duplex. At $599,900 our numbers show about -$1,484 a month at 20% down and a 3.4% cap rate, and break-even is near $321K, so it doesn't work as a pure rental at today's rates. Our rent estimates are $2,200 for the 3-bed and $1,375 for the 2-bed, and the listing gives no actual rents. First check that it is legally a two-unit property (no county parcel match, and the lower unit shows no separate kitchen), and whether the city allows rental of it. Only worth a showing if the seller will come down hard or you want to live in one unit.
Things to consider
- Price is far above what rents support Asking is nearly double the break-even price, so cash flow is deeply negative unless you put much more down or pay much less.
- Legal two-unit status is unconfirmed If the city treats it as a single-family house, you may not be able to rent the lower level, and financing and insurance could differ.
- Shared laundry and bath blur the line between units Tenants sharing space can limit rent, increase disputes and make a separate-unit license harder.Listing says: “A shared laundry area with an additional bathroom adds extra convenience for both units.”
- Rent potential is modest relative to size Our mid estimates total about $3,575 a month for both units, well short of the carrying cost at this price.
- House-hack angle may be the best fit Living in one unit and renting the other lowers your net housing cost and may allow lower-down-payment owner-occupant financing.Listing says: “perfect for guests or rental income”
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
- doneUpper unit has numerous modern updates (unspecified)Listing says: features 3 bedrooms, 2 baths, and numerous modern updates
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
- $599,900
- Cash to close
- $77,987
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$2,221/mo
- Cash-on-cash
- −34.2%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $260,844
- Rent that breaks even
- $6,422/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.21M
- Cash flow turns positive
- year 30
The deal
- Price
- $599,900
- Cash to close
- $77,987
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$2,523/mo
- Cash-on-cash
- −38.8%
- Cap rate
- 2.8%
- DSCR
- 0.36×
Break-even
- Price that breaks even
- $214,670
- Rent that breaks even
- $7,204/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.68M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $589,900
- Cash to close
- $76,687
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$2,155/mo
- Cash-on-cash
- −33.7%
- Cap rate
- 3.5%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $260,844
- Rent that breaks even
- $6,338/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $2.13M
- Cash flow turns positive
- year 29
The deal
- Price
- $589,900
- Cash to close
- $76,687
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$2,458/mo
- Cash-on-cash
- −38.5%
- Cap rate
- 2.9%
- DSCR
- 0.36×
Break-even
- Price that breaks even
- $214,670
- Rent that breaks even
- $7,109/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $2.60M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $599,900
- Cash to close
- $137,977
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$1,484/mo
- Cash-on-cash
- −12.9%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $321,016
- Rent that breaks even
- $5,478/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $2.13M
- Cash flow turns positive
- year 25
The deal
- Price
- $599,900
- Cash to close
- $137,977
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$1,787/mo
- Cash-on-cash
- −15.5%
- Cap rate
- 2.8%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $264,192
- Rent that breaks even
- $6,144/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.58M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $589,900
- Cash to close
- $135,677
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$1,431/mo
- Cash-on-cash
- −12.7%
- Cap rate
- 3.5%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $321,016
- Rent that breaks even
- $5,410/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.06M
- Cash flow turns positive
- year 25
The deal
- Price
- $589,900
- Cash to close
- $135,677
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$1,734/mo
- Cash-on-cash
- −15.3%
- Cap rate
- 2.9%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $264,192
- Rent that breaks even
- $6,068/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $2.50M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $599,900
- Cash to close
- $167,972
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$1,285/mo
- Cash-on-cash
- −9.2%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $342,417
- Rent that breaks even
- $5,222/mo
Long run
- Year 30: property vs stocks
- $1.41M vs $2.15M
- Cash flow turns positive
- year 23
The deal
- Price
- $599,900
- Cash to close
- $167,972
- Price per unit
- $299,950
- GRM
- 14.0
Each month
- Cash flow
- −$1,587/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 2.8%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $281,804
- Rent that breaks even
- $5,857/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $2.58M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $589,900
- Cash to close
- $165,172
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$1,235/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 3.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $342,417
- Rent that breaks even
- $5,158/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $2.08M
- Cash flow turns positive
- year 22
The deal
- Price
- $589,900
- Cash to close
- $165,172
- Price per unit
- $294,950
- GRM
- 13.8
Each month
- Cash flow
- −$1,537/mo
- Cash-on-cash
- −11.2%
- Cap rate
- 2.9%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $281,804
- Rent that breaks even
- $5,786/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $2.51M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$3,592 |
| PMI | −$337 |
| Cash flow | −$2,221 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$3,592 |
| PMI | −$337 |
| Cash flow | −$2,523 |
| Principal paid down (equity, not cash) | $457 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$3,532 |
| PMI | −$332 |
| Cash flow | −$2,155 |
| Principal paid down (equity, not cash) | $449 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$3,532 |
| PMI | −$332 |
| Cash flow | −$2,458 |
| Principal paid down (equity, not cash) | $449 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$1,484 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$3,193 |
| Cash flow | −$1,787 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$3,140 |
| Cash flow | −$1,431 |
| Principal paid down (equity, not cash) | $399 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$3,140 |
| Cash flow | −$1,734 |
| Principal paid down (equity, not cash) | $399 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$2,993 |
| Cash flow | −$1,285 |
| Principal paid down (equity, not cash) | $381 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$2,993 |
| Cash flow | −$1,587 |
| Principal paid down (equity, not cash) | $381 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Net operating income | $1,709 |
| Mortgage (principal + interest) | −$2,943 |
| Cash flow | −$1,235 |
| Principal paid down (equity, not cash) | $375 |
| Rent | $3,575 |
| Vacancy (6%) | −$214 |
| Collected | $3,360 |
| Property tax Listing | −$616 |
| Insurance Estimate | −$234 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$286 |
| Capital reserve (8% of rent) | −$286 |
| Property management | −$302 |
| Net operating income | $1,406 |
| Mortgage (principal + interest) | −$2,943 |
| Cash flow | −$1,537 |
| Principal paid down (equity, not cash) | $375 |
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
- $1,368,748
- Rental profits, invested at 7%
- $608
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $539,910 of loan.
$608 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,657
- Monthly shortfalls, invested
- $1,618,445
$77,987 put into an index fund instead of the down payment and closing costs.
$386,947 you'd have paid in while the building lost money, invested instead.
Stocks come out $842,746 ahead after 30 years.
- Your equity when you sell
- $1,368,748
- Rental profits, invested at 7%
- $0
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $539,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $593,657
- Monthly shortfalls, invested
- $2,088,290
$77,987 put into an index fund instead of the down payment and closing costs.
$559,007 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,313,198 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $1,559
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $530,910 of loan.
$1,544 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $583,761
- Monthly shortfalls, invested
- $1,549,783
$76,687 put into an index fund instead of the down payment and closing costs.
$366,058 you'd have paid in while the building lost money, invested instead.
Stocks come out $786,053 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $0
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $530,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $583,761
- Monthly shortfalls, invested
- $2,018,676
$76,687 put into an index fund instead of the down payment and closing costs.
$537,181 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,256,505 ahead after 30 years.
- Your equity when you sell
- $1,368,748
- Rental profits, invested at 7%
- $17,928
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $479,920 of loan.
$16,283 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,316
- Monthly shortfalls, invested
- $1,078,947
$137,977 put into an index fund instead of the down payment and closing costs.
$242,744 you'd have paid in while the building lost money, invested instead.
Stocks come out $742,587 ahead after 30 years.
- Your equity when you sell
- $1,368,748
- Rental profits, invested at 7%
- $0
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $479,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,050,316
- Monthly shortfalls, invested
- $1,531,472
$137,977 put into an index fund instead of the down payment and closing costs.
$399,128 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,213,040 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $22,497
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $471,920 of loan.
$20,115 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,032,808
- Monthly shortfalls, invested
- $1,023,185
$135,677 put into an index fund instead of the down payment and closing costs.
$227,415 you'd have paid in while the building lost money, invested instead.
Stocks come out $687,565 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $0
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $471,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,032,808
- Monthly shortfalls, invested
- $1,471,141
$135,677 put into an index fund instead of the down payment and closing costs.
$379,967 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,158,017 ahead after 30 years.
- Your equity when you sell
- $1,368,748
- Rental profits, invested at 7%
- $38,277
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $449,925 of loan.
$32,756 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,646
- Monthly shortfalls, invested
- $873,092
$167,972 put into an index fund instead of the down payment and closing costs.
$187,376 you'd have paid in while the building lost money, invested instead.
Stocks come out $744,713 ahead after 30 years.
- Your equity when you sell
- $1,368,748
- Rental profits, invested at 7%
- $0
Sells for $1,456,115 (value up 3% a year), minus 6% selling cost ($87,367). Rent paid down $449,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,278,646
- Monthly shortfalls, invested
- $1,305,268
$167,972 put into an index fund instead of the down payment and closing costs.
$327,287 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,215,165 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $44,831
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $442,425 of loan.
$37,786 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,257,331
- Monthly shortfalls, invested
- $823,086
$165,172 put into an index fund instead of the down payment and closing costs.
$174,443 you'd have paid in while the building lost money, invested instead.
Stocks come out $689,654 ahead after 30 years.
- Your equity when you sell
- $1,345,931
- Rental profits, invested at 7%
- $0
Sells for $1,431,842 (value up 3% a year), minus 6% selling cost ($85,911). Rent paid down $442,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,257,331
- Monthly shortfalls, invested
- $1,248,707
$165,172 put into an index fund instead of the down payment and closing costs.
$309,324 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,160,106 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 $1.37M, stocks $2.21M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.68M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $2.60M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.58M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.06M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $2.50M. Stocks win.
Year 30 (loan paid off): property $1.41M, stocks $2.15M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $2.58M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $2.08M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $2.51M. 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 $2,200/mo · range $2,000–$2,725 · 11 rentals within 5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 8201 College Trl, Inver Grove Heights | $1,699 | 3 / 1.5 | 1.4 mi |
| 7675 Hardwood Ave S, Cottage Grove | $2,295 | 3 / 2 | 3.1 mi |
| 275 Red Rock Xing, Newport | $2,000 | 3 / 2 | 3.3 mi |
| 5220 Greystone Dr, Inver Grove Heights | $2,115 | 3 / 2 | 3.3 mi |
| 1860 52nd St E, Inver Grove Heights | $1,745 | 3 / 2 | 3.4 mi |
| 7025 Agate Trl, Inver Grove Heights | $2,920 | 3 / 2 | 3.4 mi |
| 7550 80th St S, Cottage Grove | $2,590 | 3 / 2 | 3.4 mi |
| 7750 Hinton Ave S, Cottage Grove | $1,943 | 3 / 2 | 3.6 mi |
| 250 6th Ave N, South Saint Paul | $1,895 | 3 / 2 | 4.0 mi |
| 1945 Oakdale Ave # 55-228, West Saint Paul | $2,100 | 3 / 2 | 4.2 mi |
2 bed estimate $1,375/mo · range $1,300–$1,600 · 9 rentals within 3 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 8201 College Trl, Inver Grove Heights | $1,420 | 2 / 1.5 | 1.4 mi |
| 650 4th St, Newport | $1,295 | 2 / 1 | 1.9 mi |
| 6043 Candace Ave, Inver Grove Heights | $1,625 | 2 / 1 | 2.0 mi |
| 5480 Blackberry Trl, Inver Grove Heights | $1,860 | 2 / 2 | 2.4 mi |
| 233 Buron Ln, South Saint Paul | $1,150 | 2 / 1 | 2.4 mi |
| 1028 8th Ave S, South Saint Paul | $1,175 | 2 / 1 | 2.7 mi |
| 1650 10th Ave Unit 2B, Newport | $1,299 | 2 / 1 | 2.9 mi |
| 1650 10th Ave, Newport | $1,299 | 2 / 1 | 2.9 mi |
| 1660 10th Ave Apt 7, Newport | $1,299 | 2 / 1 | 2.9 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
- highUnit count and taxes unverified; no county parcel match. Could be assessed and licensed as a single-family home Based on: data: rule_flags · 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 7818 DAVIDSON CT
- mediumAsking is $278,884 above the price where cash flow breaks even ($321,016) at the default scenario. Based on: Derived: price $599,900 vs. break-even $321,016
- mediumShared laundry and bathroom area serves both units, which complicates separate metering, privacy and a legal rental setup Listing says: A shared laundry area with an additional bathroom adds extra convenience for both units. · AI review
- mediumNo rents, lease status or expenses given, so income is entirely our estimate Based on: data: rent_estimate · AI review
Opportunities
- Owner-occupy one unit and rent the other to offset the payment, rather than buying as a pure investment Listing says: perfect for guests or rental income · AI review
- No rent cap, so rents can move with the market Based on: data: underwriting.rent_rule · AI review
- Seven weeks on market gives room to negotiate Based on: data: listing.days_on_market · AI review
Questions for the agent
- Is the property legally a duplex? Is there a city rental license, and is the lower unit permitted as a separate dwelling?
- Does the lower unit have its own kitchen, entrance, and separate heat and electric meters?
- Is the lower unit rented now? What are the rents, lease terms and security deposits?
- How is the shared laundry and bathroom handled between tenants?
- What are the real property taxes (non-homestead) and the last 12 months of utility bills?
- What are the ages of the roof, furnace and water heater?
Bottom line
Nice, roomy house, but at $599,900 the rents can't carry it; verify it's a legal duplex and expect to negotiate hard. 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. | $7,393 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,806 |
| 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 2026-04-29 (159 days); down $50,000 (7.7%) from the first ask of $649,900.
| Date | Event | Price |
|---|---|---|
| Listed | $599,900 | |
| Removed | $599,900 | |
| Listed | $599,900 | |
| Removed | $599,900 | |
| Price changed | $599,900 | |
| Removed | $649,900 | |
| Relisted | $624,900 | |
| Removed | — | |
| Price changed | $624,900 | |
| Removed | — | |
| Listed | $649,900 | |
| Listed | $649,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $7,393 |
| County | Dakota |
| Parcel number | 206420001040 |
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 Inver Grove Heights on rental licensing before you buy.