926 2nd St NW
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,016 sq ft
Rochester, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $354,900 2 units · $177K per unit
- Monthly cash flow
- −$809 at 20% down, 7%
- Estimated rent
- $2,500/mo medium confidence
- Break-even price
- $202,909 where cash flow hits $0
First look
This is a 1915 up/down duplex with two 2-bed/1-bath units, priced at $354,900 after 195 days on the market. Our numbers don't work at that price: about -$809 a month with 20% down and a 3.7% cap rate. Break-even is near $203K, so the ask is far above what rents of roughly $1,250 per unit can carry. The listing gives no rents, lease status, taxes, utilities or heat type, so ask for the rent roll and the last 12 months of expenses first. The kitchens and baths look dated, and the long time on market gives you room to negotiate. It is only worth a showing if the seller will come down hard.
Things to consider
- Price is far above what the rents support At ask the deal loses about $809 a month, and break-even is roughly $152K lower. Offer well under ask or pass.
- Rents and leases are unknown Our estimates are about $1,250 per unit, but actual rents and lease status decide the real income. Get a rent roll before doing anything else.
- Dated kitchens and baths Photos show a budget-level kitchen and an old bath, so expect update costs before rents rise much. Rochester has no rent cap, so rents can follow the market after a refresh.From photo 7
- Heat, utilities and system ages are unknown If the owner pays heat on a 1915 building, expenses rise. Old furnaces, wiring or a roof could mean large near-term capital costs.
- Long time on the market gives leverage 195 days means the seller has been unable to get this price. That supports a lower offer.
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
- $354,900
- Cash to close
- $46,137
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$1,245/mo
- Cash-on-cash
- −32.4%
- Cap rate
- 3.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $164,875
- Rent that breaks even
- $4,117/mo
Long run
- Year 30: property vs stocks
- $812K vs $1.22M
- Cash flow turns positive
- year 28
The deal
- Price
- $354,900
- Cash to close
- $46,137
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$1,456/mo
- Cash-on-cash
- −37.9%
- Cap rate
- 2.9%
- DSCR
- 0.37×
Break-even
- Price that breaks even
- $132,586
- Rent that breaks even
- $4,625/mo
Long run
- Year 30: property vs stocks
- $810K vs $1.55M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $344,900
- Cash to close
- $44,837
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$1,179/mo
- Cash-on-cash
- −31.6%
- Cap rate
- 3.8%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $164,875
- Rent that breaks even
- $4,031/mo
Long run
- Year 30: property vs stocks
- $792K vs $1.15M
- Cash flow turns positive
- year 27
The deal
- Price
- $344,900
- Cash to close
- $44,837
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$1,391/mo
- Cash-on-cash
- −37.2%
- Cap rate
- 3.0%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $132,586
- Rent that breaks even
- $4,529/mo
Long run
- Year 30: property vs stocks
- $787K vs $1.47M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $354,900
- Cash to close
- $81,627
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$809/mo
- Cash-on-cash
- −11.9%
- Cap rate
- 3.7%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $202,909
- Rent that breaks even
- $3,551/mo
Long run
- Year 30: property vs stocks
- $829K vs $1.18M
- Cash flow turns positive
- year 24
The deal
- Price
- $354,900
- Cash to close
- $81,627
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$1,020/mo
- Cash-on-cash
- −15.0%
- Cap rate
- 2.9%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $163,171
- Rent that breaks even
- $3,989/mo
Long run
- Year 30: property vs stocks
- $810K vs $1.49M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $344,900
- Cash to close
- $79,327
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$756/mo
- Cash-on-cash
- −11.4%
- Cap rate
- 3.8%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $202,909
- Rent that breaks even
- $3,481/mo
Long run
- Year 30: property vs stocks
- $813K vs $1.11M
- Cash flow turns positive
- year 22
The deal
- Price
- $344,900
- Cash to close
- $79,327
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$967/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $163,171
- Rent that breaks even
- $3,911/mo
Long run
- Year 30: property vs stocks
- $787K vs $1.41M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $354,900
- Cash to close
- $99,372
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$691/mo
- Cash-on-cash
- −8.3%
- Cap rate
- 3.7%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $216,436
- Rent that breaks even
- $3,397/mo
Long run
- Year 30: property vs stocks
- $845K vs $1.20M
- Cash flow turns positive
- year 21
The deal
- Price
- $354,900
- Cash to close
- $99,372
- Price per unit
- $177,450
- GRM
- 11.8
Each month
- Cash flow
- −$902/mo
- Cash-on-cash
- −10.9%
- Cap rate
- 2.9%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $174,049
- Rent that breaks even
- $3,817/mo
Long run
- Year 30: property vs stocks
- $810K vs $1.49M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $344,900
- Cash to close
- $96,572
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$641/mo
- Cash-on-cash
- −8.0%
- Cap rate
- 3.8%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $216,436
- Rent that breaks even
- $3,332/mo
Long run
- Year 30: property vs stocks
- $832K vs $1.13M
- Cash flow turns positive
- year 20
The deal
- Price
- $344,900
- Cash to close
- $96,572
- Price per unit
- $172,450
- GRM
- 11.5
Each month
- Cash flow
- −$853/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $174,049
- Rent that breaks even
- $3,744/mo
Long run
- Year 30: property vs stocks
- $787K vs $1.41M
- Cash flow turns positive
- year 30
Monthly
Monthly breakdown
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$2,125 |
| PMI | −$200 |
| Cash flow | −$1,245 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$2,125 |
| PMI | −$200 |
| Cash flow | −$1,456 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$2,065 |
| PMI | −$194 |
| Cash flow | −$1,179 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$2,065 |
| PMI | −$194 |
| Cash flow | −$1,391 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$1,889 |
| Cash flow | −$809 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$1,889 |
| Cash flow | −$1,020 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$756 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$967 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$1,771 |
| Cash flow | −$691 |
| Principal paid down (equity, not cash) | $225 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$1,771 |
| Cash flow | −$902 |
| Principal paid down (equity, not cash) | $225 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,080 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$641 |
| Principal paid down (equity, not cash) | $219 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$404 |
| Insurance Estimate | −$211 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $868 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$853 |
| Principal paid down (equity, not cash) | $219 |
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
- $809,749
- Rental profits, invested at 7%
- $2,433
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $319,410 of loan.
$2,358 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,207
- Monthly shortfalls, invested
- $870,932
$46,137 put into an index fund instead of the down payment and closing costs.
$201,438 you'd have paid in while the building lost money, invested instead.
Stocks come out $409,957 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $0
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $319,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,207
- Monthly shortfalls, invested
- $1,197,487
$46,137 put into an index fund instead of the down payment and closing costs.
$319,827 you'd have paid in while the building lost money, invested instead.
Stocks come out $738,945 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $5,027
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $310,410 of loan.
$4,746 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,311
- Monthly shortfalls, invested
- $803,914
$44,837 put into an index fund instead of the down payment and closing costs.
$182,000 you'd have paid in while the building lost money, invested instead.
Stocks come out $353,264 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $0
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $310,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,311
- Monthly shortfalls, invested
- $1,127,874
$44,837 put into an index fund instead of the down payment and closing costs.
$298,001 you'd have paid in while the building lost money, invested instead.
Stocks come out $682,252 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $19,114
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $283,920 of loan.
$16,628 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $621,366
- Monthly shortfalls, invested
- $558,200
$81,627 put into an index fund instead of the down payment and closing costs.
$121,125 you'd have paid in while the building lost money, invested instead.
Stocks come out $350,703 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $0
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $283,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $621,366
- Monthly shortfalls, invested
- $868,074
$81,627 put into an index fund instead of the down payment and closing costs.
$225,243 you'd have paid in while the building lost money, invested instead.
Stocks come out $679,691 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $25,740
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $275,920 of loan.
$21,779 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $603,857
- Monthly shortfalls, invested
- $504,495
$79,327 put into an index fund instead of the down payment and closing costs.
$107,115 you'd have paid in while the building lost money, invested instead.
Stocks come out $295,680 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $0
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $275,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $603,857
- Monthly shortfalls, invested
- $807,743
$79,327 put into an index fund instead of the down payment and closing costs.
$206,082 you'd have paid in while the building lost money, invested instead.
Stocks come out $624,668 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $35,598
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $266,175 of loan.
$29,075 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $756,445
- Monthly shortfalls, invested
- $440,863
$99,372 put into an index fund instead of the down payment and closing costs.
$91,070 you'd have paid in while the building lost money, invested instead.
Stocks come out $351,960 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $0
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $266,175 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $756,445
- Monthly shortfalls, invested
- $734,252
$99,372 put into an index fund instead of the down payment and closing costs.
$182,742 you'd have paid in while the building lost money, invested instead.
Stocks come out $680,948 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $44,578
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $258,675 of loan.
$35,422 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,131
- Monthly shortfalls, invested
- $393,282
$96,572 put into an index fund instead of the down payment and closing costs.
$79,454 you'd have paid in while the building lost money, invested instead.
Stocks come out $296,902 ahead after 30 years.
- Your equity when you sell
- $786,933
- Rental profits, invested at 7%
- $305
Sells for $837,163 (value up 3% a year), minus 6% selling cost ($50,230). Rent paid down $258,675 of loan.
$305 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,131
- Monthly shortfalls, invested
- $677,996
$96,572 put into an index fund instead of the down payment and closing costs.
$165,083 you'd have paid in while the building lost money, invested instead.
Stocks come out $625,889 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 $812K, stocks $1.22M. Stocks win.
Year 30 (loan paid off): property $810K, stocks $1.55M. Stocks win.
Year 30 (loan paid off): property $792K, stocks $1.15M. Stocks win.
Year 30 (loan paid off): property $787K, stocks $1.47M. Stocks win.
Year 30 (loan paid off): property $829K, stocks $1.18M. Stocks win.
Year 30 (loan paid off): property $810K, stocks $1.49M. Stocks win.
Year 30 (loan paid off): property $813K, stocks $1.11M. Stocks win.
Year 30 (loan paid off): property $787K, stocks $1.41M. Stocks win.
Year 30 (loan paid off): property $845K, stocks $1.20M. Stocks win.
Year 30 (loan paid off): property $810K, stocks $1.49M. Stocks win.
Year 30 (loan paid off): property $832K, stocks $1.13M. Stocks win.
Year 30 (loan paid off): property $787K, stocks $1.41M. 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 $1,250/mo · range $975–$1,550
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 917 N Broadway Ave, Rochester 55906 | $1,400 | 2 / 1 | 0.9 mi | 98% |
| 1015 W Center St, Rochester 55902 off market | $950 | 2 / 1 | 0.1 mi | 94% |
| 1117 1st St NW, Rochester 55901 | $995 | 2 / 1 | 0.1 mi | 94% |
| 842 7th Ave SW, Rochester 55902 off market | $1,600 | 2 / 1 | 0.8 mi | 93% |
| 1204 2nd Ave NW, Rochester 55901 off market | $1,500 | 2 / 1 | 0.9 mi | 93% |
| 127 12th St NW, Rochester 55901 off market | $1,775 | 2 / 1 | 0.9 mi | 93% |
| 19 12th St NW, Rochester 55901 off market | $900 | 2 / 1 | 1.0 mi | 92% |
| 317 9th Ave SE, Rochester 55904 off market | $1,300 | 2 / 1 | 1.3 mi | 92% |
| 420 8th Ave SE, Rochester 55904 off market | $875 | 2 / 1 | 1.3 mi | 92% |
| 1911 Viking Unit Building 8 Dr NW, Apt 35, Roch… off market | $1,300 | 2 / 1 | 1.4 mi | 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
- highNo rents, lease terms, taxes or utility info in the listing, so income can't be checked. Listing says: 2 two bedroom, one bath duplex with off street parking to add to the revenue stream · AI review
- highCash flow is negative at ask, around -$809/mo with 20% down. 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 926 2ND ST NW
- mediumAsking is $151,991 above the price where cash flow breaks even ($202,909) at the default scenario. Based on: Derived: price $354,900 vs. break-even $202,909
- mediumAddress didn't match a county parcel, so legal unit count and tax bill are unverified. Based on: data: county.tax · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 195 days on market, 1 price cuts
- 195 days on market suggests the seller may accept a much lower price. Based on: data: listing.days_on_market · AI review
- Close to Saint Marys and Mayo Clinic, which should support steady tenant demand. Listing says: proximity to Saint Marys and Mayo Clinic · AI review
- Off-street parking helps rentability in this area. Listing says: off street parking to add to the revenue stream · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Who pays heat, water, sewer, trash and electric, and are there separate meters and furnaces?
- What are the real property taxes and any special assessments?
- How old are the roof, furnaces, water heaters and electrical panels, and is it 100-amp or fuses?
- Is the duplex licensed as a rental with the city, and are both units legal?
- Why has it sat 195 days, and have there been any price cuts or offers?
Bottom line
Two 2-bed units near Mayo with no rent data, priced about $150K above break-even, so only worth a look at a much lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. 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. | $4,846 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,534 |
| 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. built 1915: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-03-24 (195 days); down $10,000 (2.7%) from the first ask of $364,900; last sold for $330,000 on 2023-04-19.
| Date | Event | Price |
|---|---|---|
| Removed | $349,900 | |
| Removed | $359,900 | |
| Price changed | $354,900 | |
| Listed | $364,900 | |
| Sold public record | $330,000 | |
| Sold public record | $125,000 | |
| Removed | $99,000 | |
| Sold public record | $128,000 | |
| Sold public record | $118,000 | |
| Sold | $105,000 | |
| Listed | $105,000 | |
| Listed | $99,000 | |
| Sold public record | $50,000 | |
| Sold public record | $50,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2025 | $4,846 |
| County | Olmsted |
| Parcel number | 743533005235 |
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.