820 N 6th St
Duplex · 2 units: 1 bed / 1 bath and 2 bed / 1 bath · 2,448 sq ft
Montevideo, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $165,000 2 units · $82K per unit
- Monthly cash flow
- $98 at 20% down, 7%
- Estimated rent
- $2,075/mo high confidence
- Break-even price
- $183,438 where cash flow hits $0
First look
Two units at $850 each is $1,700 a month, and our model shows about $98/month cash flow at the $165K ask with a 7.1% cap rate. That works on paper, but the taxes are unverified because we couldn't match a county parcel, so pull the real bill first. Rents sit below our mid estimates ($1,000 for a 1-bed, $1,075 for a 2-bed), so there is some upside if tenants turn over. The listing also says the sewer line was replaced in 'September 2026', which is odd for a listing dated April 2026, so confirm the date and get paperwork. Photos show a dated basement and no exterior of the roof detail, so a showing looks worthwhile only after you see the rent roll, leases and tax bill.
Things to consider
- Taxes and unit count are unverified Without the real tax bill, the cash-flow estimate could be off a lot. Taxes on a non-homestead rental can run higher than the seller's.
- Rents are below market At $850 each, the units rent below our mid estimates, so there is upside on turnover, but only if the units can support higher rent.Listing says: “Each unit is currently rented at $850/month.”
- Month-to-month upper tenant The upper tenant can leave on short notice, so plan for turnover and vacancy after closing.Listing says: “The upper unit is currently on a month-to-month lease.”
- Heat and utilities are not described A single furnace in the basement suggests shared heat, which could mean the owner pays for it and cuts into cash flow.From photo 10
- Long time on market 167 days gives you leverage to negotiate and ask why it hasn't sold.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Rents the listing states
- Main level (1 bed): $850Listing says: Each unit is currently rented at $850/month.
- Upper level (2 bed): $850 (month-to-month)Listing says: The upper unit is currently on a month-to-month lease.
Condition and repairs
- doneExterior sewer line replacedListing says: Exterior sewer line replaced and completed September 2026.
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
- $165,000
- Cash to close
- $21,450
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- −$104/mo
- Cash-on-cash
- −5.8%
- Cap rate
- 7.1%
- DSCR
- 0.90×
Break-even
- Price that breaks even
- $149,053
- Rent that breaks even
- $2,209/mo
Long run
- Year 30: property vs stocks
- $708K vs $184K
- Cash flow turns positive
- year 5
The deal
- Price
- $165,000
- Cash to close
- $21,450
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- −$280/mo
- Cash-on-cash
- −15.7%
- Cap rate
- 5.8%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $122,254
- Rent that breaks even
- $2,478/mo
Long run
- Year 30: property vs stocks
- $508K vs $257K
- Cash flow turns positive
- year 10
The deal
- Price
- $155,000
- Cash to close
- $20,150
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- −$39/mo
- Cash-on-cash
- −2.3%
- Cap rate
- 7.6%
- DSCR
- 0.96×
Break-even
- Price that breaks even
- $149,053
- Rent that breaks even
- $2,125/mo
Long run
- Year 30: property vs stocks
- $739K vs $158K
- Cash flow turns positive
- year 3
The deal
- Price
- $155,000
- Cash to close
- $20,150
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- −$214/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 6.2%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $122,254
- Rent that breaks even
- $2,383/mo
Long run
- Year 30: property vs stocks
- $522K vs $214K
- Cash flow turns positive
- year 7
The deal
- Price
- $165,000
- Cash to close
- $37,950
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- $98/mo
- Cash-on-cash
- 3.1%
- Cap rate
- 7.1%
- DSCR
- 1.11×
Break-even
- Price that breaks even
- $183,438
- Rent that breaks even
- $1,949/mo
Long run
- Year 30: property vs stocks
- $841K vs $289K
- Cash flow turns positive
- year 1
The deal
- Price
- $165,000
- Cash to close
- $37,950
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- −$77/mo
- Cash-on-cash
- −2.4%
- Cap rate
- 5.8%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $150,456
- Rent that breaks even
- $2,186/mo
Long run
- Year 30: property vs stocks
- $582K vs $304K
- Cash flow turns positive
- year 5
The deal
- Price
- $155,000
- Cash to close
- $35,650
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- $151/mo
- Cash-on-cash
- 5.1%
- Cap rate
- 7.6%
- DSCR
- 1.18×
Break-even
- Price that breaks even
- $183,438
- Rent that breaks even
- $1,881/mo
Long run
- Year 30: property vs stocks
- $878K vs $271K
- Cash flow turns positive
- year 1
The deal
- Price
- $155,000
- Cash to close
- $35,650
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- −$24/mo
- Cash-on-cash
- −0.8%
- Cap rate
- 6.2%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $150,456
- Rent that breaks even
- $2,110/mo
Long run
- Year 30: property vs stocks
- $607K vs $274K
- Cash flow turns positive
- year 3
The deal
- Price
- $165,000
- Cash to close
- $46,200
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- $153/mo
- Cash-on-cash
- 4.0%
- Cap rate
- 7.1%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $195,667
- Rent that breaks even
- $1,879/mo
Long run
- Year 30: property vs stocks
- $903K vs $352K
- Cash flow turns positive
- year 1
The deal
- Price
- $165,000
- Cash to close
- $46,200
- Price per unit
- $82,500
- GRM
- 6.6
Each month
- Cash flow
- −$23/mo
- Cash-on-cash
- −0.6%
- Cap rate
- 5.8%
- DSCR
- 0.97×
Break-even
- Price that breaks even
- $160,486
- Rent that breaks even
- $2,107/mo
Long run
- Year 30: property vs stocks
- $632K vs $354K
- Cash flow turns positive
- year 3
The deal
- Price
- $155,000
- Cash to close
- $43,400
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- $203/mo
- Cash-on-cash
- 5.6%
- Cap rate
- 7.6%
- DSCR
- 1.26×
Break-even
- Price that breaks even
- $195,667
- Rent that breaks even
- $1,815/mo
Long run
- Year 30: property vs stocks
- $937K vs $330K
- Cash flow turns positive
- year 1
The deal
- Price
- $155,000
- Cash to close
- $43,400
- Price per unit
- $77,500
- GRM
- 6.2
Each month
- Cash flow
- $27/mo
- Cash-on-cash
- 0.8%
- Cap rate
- 6.2%
- DSCR
- 1.04×
Break-even
- Price that breaks even
- $160,486
- Rent that breaks even
- $2,036/mo
Long run
- Year 30: property vs stocks
- $663K vs $330K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$988 |
| PMI | −$93 |
| Cash flow | −$104 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$988 |
| PMI | −$93 |
| Cash flow | −$280 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$928 |
| PMI | −$87 |
| Cash flow | −$39 |
| Principal paid down (equity, not cash) | $118 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$928 |
| PMI | −$87 |
| Cash flow | −$214 |
| Principal paid down (equity, not cash) | $118 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$878 |
| Cash flow | $98 |
| Principal paid down (equity, not cash) | $112 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$878 |
| Cash flow | −$77 |
| Principal paid down (equity, not cash) | $112 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$825 |
| Cash flow | $151 |
| Principal paid down (equity, not cash) | $105 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$825 |
| Cash flow | −$24 |
| Principal paid down (equity, not cash) | $105 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$823 |
| Cash flow | $153 |
| Principal paid down (equity, not cash) | $105 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$823 |
| Cash flow | −$23 |
| Principal paid down (equity, not cash) | $105 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Net operating income | $976 |
| Mortgage (principal + interest) | −$773 |
| Cash flow | $203 |
| Principal paid down (equity, not cash) | $98 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$211 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (8% of rent) | −$166 |
| Property management | −$176 |
| Net operating income | $801 |
| Mortgage (principal + interest) | −$773 |
| Cash flow | $27 |
| Principal paid down (equity, not cash) | $98 |
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
- $376,468
- Rental profits, invested at 7%
- $331,638
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $148,500 of loan.
$169,183 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $163,283
- Monthly shortfalls, invested
- $20,706
$21,450 put into an index fund instead of the down payment and closing costs.
$3,104 you'd have paid in while the building lost money, invested instead.
The building comes out $524,118 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $131,543
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $148,500 of loan.
$81,006 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $163,283
- Monthly shortfalls, invested
- $93,670
$21,450 put into an index fund instead of the down payment and closing costs.
$15,146 you'd have paid in while the building lost money, invested instead.
The building comes out $251,058 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $384,898
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $139,500 of loan.
$188,527 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $153,387
- Monthly shortfalls, invested
- $4,352
$20,150 put into an index fund instead of the down payment and closing costs.
$622 you'd have paid in while the building lost money, invested instead.
The building comes out $580,811 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $168,354
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $139,500 of loan.
$97,166 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $153,387
- Monthly shortfalls, invested
- $60,868
$20,150 put into an index fund instead of the down payment and closing costs.
$9,480 you'd have paid in while the building lost money, invested instead.
The building comes out $307,752 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $464,083
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $132,000 of loan.
$210,054 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $288,885
$37,950 put into an index fund instead of the down payment and closing costs.
The building comes out $551,667 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $205,713
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $132,000 of loan.
$112,027 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $288,885
- Monthly shortfalls, invested
- $14,690
$37,950 put into an index fund instead of the down payment and closing costs.
$2,192 you'd have paid in while the building lost money, invested instead.
The building comes out $278,607 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $524,414
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $124,000 of loan.
$229,214 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $271,377
$35,650 put into an index fund instead of the down payment and closing costs.
The building comes out $606,689 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $253,688
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $124,000 of loan.
$129,326 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $271,377
- Monthly shortfalls, invested
- $2,334
$35,650 put into an index fund instead of the down payment and closing costs.
$331 you'd have paid in while the building lost money, invested instead.
The building comes out $333,630 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $526,300
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $123,750 of loan.
$229,813 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,686
$46,200 put into an index fund instead of the down payment and closing costs.
The building comes out $551,082 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $255,299
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $123,750 of loan.
$129,884 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,686
- Monthly shortfalls, invested
- $2,059
$46,200 put into an index fund instead of the down payment and closing costs.
$291 you'd have paid in while the building lost money, invested instead.
The building comes out $278,022 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $582,860
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $116,250 of loan.
$247,776 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $330,372
$43,400 put into an index fund instead of the down payment and closing costs.
The building comes out $606,140 ahead after 30 years.
- Your equity when you sell
- $353,652
- Rental profits, invested at 7%
- $309,800
Sells for $376,226 (value up 3% a year), minus 6% selling cost ($22,574). Rent paid down $116,250 of loan.
$147,557 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $330,372
$43,400 put into an index fund instead of the down payment and closing costs.
The building comes out $333,080 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 $708K, stocks $184K. The property wins.
Year 30 (loan paid off): property $508K, stocks $257K. The property wins.
Year 30 (loan paid off): property $739K, stocks $158K. The property wins.
Year 30 (loan paid off): property $522K, stocks $214K. The property wins.
Year 30 (loan paid off): property $841K, stocks $289K. The property wins.
Year 30 (loan paid off): property $582K, stocks $304K. The property wins.
Year 30 (loan paid off): property $878K, stocks $271K. The property wins.
Year 30 (loan paid off): property $607K, stocks $274K. The property wins.
Year 30 (loan paid off): property $903K, stocks $352K. The property wins.
Year 30 (loan paid off): property $632K, stocks $354K. The property wins.
Year 30 (loan paid off): property $937K, stocks $330K. The property wins.
Year 30 (loan paid off): property $663K, stocks $330K. The property wins.
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.
1 bed / 1 bath estimate $1,000/mo · range $775–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 101 Miawakon Ave, Montevideo 56265 | $625 | 1 / 1 | 0.3 mi | 94% |
| 105 Miawakon Ave, Montevideo 56265 off market | $625 | 1 / 1 | 0.3 mi | 94% |
| 1418 Black Oak Ave, Montevideo 56265 off market | $690 | 1 / 1 | 0.7 mi | 93% |
| 1001 Highland Rdg, Watson 56295 off market | $730 | 1 / 1 | 5.8 mi | 85% |
| 207 N 1st St, Apt 205, Montevideo 56265 | $675 | 0 / 1 | 0.6 mi | 84% |
| 1418 Black Oak Ave, Unit 113, Montevideo 56265 off market | $791 | 1 / 1 | 0.7 mi | 81% |
| 215 S 5th St, Montevideo 56265 | $725 | 1 / 1 | 0.7 mi | 80% |
| 1702 E Lincoln Ave, Montevideo 56265 | $1,250 | 2 / 1 | 0.8 mi | 76% |
| 303 S 3rd St, Milan 56262 off market | $730 | 1 / 1 | 14.3 mi | 75% |
| 110 N 17th St, Montevideo 56265 | $1,336 | 2 / 1 | 0.8 mi | 75% |
2 bed / 1 bath estimate $1,075/mo · range $825–$1,350
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1702 E Lincoln Ave, Montevideo 56265 | $1,250 | 2 / 1 | 0.8 mi | 86% |
| 110 N 17th St, Montevideo 56265 | $1,336 | 2 / 1 | 0.8 mi | 84% |
| 101 Miawakon Ave, Montevideo 56265 | $625 | 1 / 1 | 0.3 mi | 84% |
| 105 Miawakon Ave, Montevideo 56265 off market | $625 | 1 / 1 | 0.3 mi | 84% |
| 1418 Black Oak Ave, Montevideo 56265 off market | $690 | 1 / 1 | 0.7 mi | 84% |
| 401 N 7th St, Montevideo 56265 | $1,000 | 2 / 1 | 0.4 mi | 79% |
| 2101 E Sheridan Ave, Montevideo 56265 off market | $1,185 | 3 / 2 | 1.0 mi | 77% |
| 924 Tanglewood Dr, Montevideo 56265 off market | $1,275 | 3 / 2 | 1.5 mi | 76% |
| 1001 Highland Rdg, Watson 56295 off market | $730 | 1 / 1 | 5.8 mi | 76% |
| 1708 E Lincoln Ave, Apt 5, Montevideo 56265 off market | $1,250 | 2 / 1.5 | 0.8 mi | 75% |
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 820 6TH ST N
- mediumSewer completion date is in the future relative to the listing date; verify the work and permits. Listing says: Exterior sewer line replaced and completed September 2026. · AI review
- mediumShared laundry is in the basement serving the upper unit; unclear how the main unit does laundry or whether the heat and water heater are shared. Listing says: The unfinished basement provides shared laundry for the upper unit · AI review
- lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "garage. The upper unit is currently on a month-to-month lease. Exterior sewer line replaced and completed September"
- lowMain-level unit has street parking only while the upper unit gets the garage; check how that affects the lower tenant and rent. Listing says: front entry access and convenient street parking · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 167 days on market, 1 price cuts
- Rents of $850 are below our mid estimates ($1,000 for a 1-bed, $1,200 for a 2-bed); room to raise at turnover. Based on: data: rent_estimate · AI review
- Unfinished basement could add storage or value. Listing says: offers potential for additional value or storage · AI review
- 167 days on market suggests room to negotiate. Based on: data: listing.days_on_market · AI review
Questions for the agent
- Can I see the rent roll, signed leases and the last 12 months of expenses?
- What are the real property taxes, and is the property licensed as a rental?
- How is heat supplied and metered, and who pays for it, water and trash?
- What is the sewer work date, and can you share the invoice and permit?
- Does each unit have its own electric meter and panel?
- Why has it sat for 167 days, and have there been price cuts?
Bottom line
Fully rented, cheap duplex with rents under market and positive cash flow on paper, but verify taxes, utilities and the odd sewer date before you trust the numbers. 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. | $2,534 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,412 |
| 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 2026-04-21 (167 days); down $10,000 (5.7%) from the first ask of $175,000; last sold for $167,600 on 2022-02-10; listed for rent at $850/mo on 2024-12-10.
| Date | Event | Price |
|---|---|---|
| Removed | $199,000 | |
| Removed | $199,500 | |
| Removed | — | |
| Price changed | $165,000 | |
| Listed | $175,000 | |
| Rental removed | $850/mo | |
| Listed for rent | $850/mo | |
| Rental removed | $850/mo | |
| Sold public record | $167,600 | |
| Sold | $96,000 | |
| Listed | $110,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $2,534 |
| County | Chippewa |
| Parcel number | 703200810 |
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 Montevideo on rental licensing before you buy.