812 11th St SW

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,768 sq ft

Far off

46 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $375,000
Monthly cash flow: −$1,159
Estimated rent: $2,300/mo
Break-even price: $157,259

Adjust the numbers See the full breakdown

First look

This is a 1948 up/down duplex with two 2-bed/1-bath units, asking $375K. Our rent estimates are about $1,150 per unit, and at asking that gives roughly -$1,159/mo cash flow and a 2.7% cap rate. Break-even is near $157K, so the price is far from what the rents support. The description gives no rents, lease status, taxes, or utility info, so ask for the rent roll and the tax bill first. The kitchens and baths look dated, and the county parcel didn't match, so verify the unit count and rental license. Only worth a showing if the seller drops the price a lot or you want to live in one unit.

Things to consider

Price doesn't match the rents At asking, our model shows heavy negative cash flow and a 2.7% cap rate. You'd need a big price cut for the numbers to work.
Rents are unknown With no stated rents, the income is only our estimate of about $1,150 per unit. Actual rents and lease status decide the value.
Dated interiors Kitchens and baths look old, so expect turnover and update costs before reaching higher rents.From photo 6
Shared systems and utilities Shared laundry and garage, and possibly shared heat or meters, can push utility costs onto the owner.Listing says: “Shared laundry in the basement. Shared two car garage.”
Unverified taxes and unit count Taxes drive cash flow and the parcel did not match, so confirm the tax bill and legal two-unit status.

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: $375,000
Cash to close: $86,250
Price per unit: $187,500
GRM: 13.6

Each month

Cash flow: −$1,159/mo
Cash-on-cash: −16.1%
Cap rate: 2.7%
DSCR: 0.42×

Break-even

Price that breaks even: $157,259
Rent that breaks even: $3,786/mo

Long run

Year 30: property vs stocks: $856K vs $1.71M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,300
Vacancy (6%)	−$138
Collected	$2,162
Property tax Listing	−$540
Insurance Estimate	−$187
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$184
Capital reserve (8% of rent)	−$184
Net operating income	$837
Mortgage (principal + interest)	−$1,996
Cash flow	−$1,159
Principal paid down (equity, not cash)	$254

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

If you buy this building$855,610

Your equity when you sell: $855,610
Rental profits, invested at 7%: $0

Same money in stocks$1,705,154

Cash to close, invested at 7%: $656,557
Monthly shortfalls, invested: $1,048,597

Stocks come out $849,544 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

This propertyStocks at 7%

Year 30 (loan paid off): property $856K, stocks $1.71M. Stocks win.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.

2 bed / 1 bath estimate $1,150/mo · range $900–$1,425

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
842 7th Ave SW, Rochester 55902 off market	$1,600	2 / 1	—	0.3 mi	2026-03-18	94%
1239 3rd Ave SW, Rochester 55902 off market	$950	2 / 1	—	0.5 mi	2026-02-09	93%
226 11th St SE, Rochester 55904 off market	$1,000	2 / 1	—	0.8 mi	2026-05-30	93%
1015 W Center St, Rochester 55902 off market	$950	2 / 1	—	1.0 mi	2026-08-06	93%
1348 5th Ave SE, Apt 3, Rochester 55904 off market	$1,075	2 / 1	—	1.0 mi	2026-08-14	92%
1117 1st St NW, Rochester 55901	$995	2 / 1	—	1.1 mi	2026-09-22	92%
1348 5th Ave SE, # A1348-03, Rochester 55904 off market	$1,100	2 / 1	—	1.0 mi	2026-05-05	92%
619 14th Street Se / 1351 7th Ave SE, Rochester 55904 off market	$1,700	2 / 1	—	1.1 mi	2026-02-07	92%
420 8th Ave SE, Rochester 55904 off market	$875	2 / 1	—	1.3 mi	2026-04-28	92%
428 9th Ave SE, Rochester 55904 off market	$1,095	2 / 1	—	1.4 mi	2026-06-11	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

highPrice far above what rents support; deeply negative cash flow 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 812 11TH ST SW
mediumAsking is $217,741 above the price where cash flow breaks even ($157,259) at the default scenario. Based on: Derived: price $375,000 vs. break-even $157,259
mediumNo rents, lease status, or expenses given Listing says: Incredible investment opportunity! Duplex with one unit on the main level and one on the upper level. · AI review
mediumShared laundry and garage mean shared meters/space; confirm utility split and who pays what Listing says: Shared laundry in the basement. Shared two car garage. · AI review
mediumTax and unit count unverified because parcel did not match Based on: data: county.tax · AI review

Opportunities

Owner-occupy one unit and rent the other to cut the carrying cost Listing says: perfect property to expand your investment portfolio, or move in one unit and rent the other · AI review
Location near major hospital employers supports steady rental demand Listing says: convenient to St Mary's, Mayo, and downtown · AI review
Dated kitchens could be refreshed to push rents toward the high estimate Based on: photo 6 · AI review

Questions for the agent

What are the current rents, lease terms, and are tenants in place?
Which utilities does the owner pay, and are there separate meters and heat for each unit?
What are the annual property taxes, and is the rental license current for two units?
Age of the roof, furnace(s), water heater and electrical panels?
Why has it been listed 25 days at this price, and is the seller flexible?
How is the shared garage and basement laundry divided between units?

Bottom line

Two plain 2-bedrooms at $375K don't come close to cash flowing; only consider it at a much lower price or as an owner-occupant. 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.	$6,482
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,242
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 2026-09-10 (25 days); last sold for $77,000 on 1984-04-01.

Date	Event	Price
2026-09-10	Listed	$375,000
1984-04-01	Sold public record	$77,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$6,482
County	Olmsted
Parcel number	640233024865

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.