950 W 1st Ave
Duplex · 2 units: 2 bed / 2 bath ×2 unit split estimated · 2,218 sq ft
Edgerton, MN · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $450,000 2 units · $225K per unit
- Monthly cash flow
- −$1,976 at 20% down, 7%
- Estimated rent
- $1,700/mo medium confidence
- Break-even price
- $78,810 where cash flow hits $0
First look
This is a 2021 side-by-side duplex in Edgerton, asking $450K. The listing gives no rents, no tax figure and no lease details, so the income side is blank. Our rent estimate is about $850 per unit, which gives a cap rate near 1.1% and a monthly loss of roughly $1,976 at the default scenario. Break-even price is about $78.8K, so the ask is far outside what these rents support. The build looks clean and low-maintenance, which helps expenses but doesn't fix the price. Only worth a showing if the seller will cut hard or you plan to live in one side. Get the real rents and tax bill first.
Things to consider
- Price vs. rent gap Estimated rents near $850 per unit can't carry a $450K price; break-even is about $78.8K. Expect a large monthly loss unless the price drops sharply.
- Unknown real income The listing states no rents. Actual leases could differ from our estimate, so get a rent roll before any offer.Listing says: “Whether you choose to rent both units or live in one side”
- Taxes unverified No parcel match means the tax bill is a guess. New construction can carry a high assessment, which further hurts cash flow.
- New construction lowers near-term repairs A 2021 build with energy-efficient features should need few repairs and have lower utility costs for tenants.Listing says: “extremely energy efficient”
- Long time on market 124 days suggests buyers see the same pricing problem, which gives negotiating leverage.
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
- doneQuality new construction, 6-inch concrete driveway, insulated slabListing says: a quality-built investment property designed with durability, and long-term value in mind
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
- $450,000
- Cash to close
- $58,500
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$2,528/mo
- Cash-on-cash
- −51.9%
- Cap rate
- 1.1%
- DSCR
- 0.14×
Break-even
- Price that breaks even
- $64,037
- Rent that breaks even
- $4,941/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $3.01M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $450,000
- Cash to close
- $58,500
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$2,672/mo
- Cash-on-cash
- −54.8%
- Cap rate
- 0.7%
- DSCR
- 0.09×
Break-even
- Price that breaks even
- $42,081
- Rent that breaks even
- $5,542/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $3.23M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $57,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$2,463/mo
- Cash-on-cash
- −51.7%
- Cap rate
- 1.1%
- DSCR
- 0.15×
Break-even
- Price that breaks even
- $64,037
- Rent that breaks even
- $4,857/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $2.93M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $57,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$2,606/mo
- Cash-on-cash
- −54.7%
- Cap rate
- 0.8%
- DSCR
- 0.10×
Break-even
- Price that breaks even
- $42,081
- Rent that breaks even
- $5,448/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $3.15M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $450,000
- Cash to close
- $103,500
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$1,976/mo
- Cash-on-cash
- −22.9%
- Cap rate
- 1.1%
- DSCR
- 0.18×
Break-even
- Price that breaks even
- $78,810
- Rent that breaks even
- $4,233/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $2.93M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $450,000
- Cash to close
- $103,500
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$2,119/mo
- Cash-on-cash
- −24.6%
- Cap rate
- 0.7%
- DSCR
- 0.12×
Break-even
- Price that breaks even
- $51,788
- Rent that breaks even
- $4,748/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $3.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $101,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$1,922/mo
- Cash-on-cash
- −22.8%
- Cap rate
- 1.1%
- DSCR
- 0.18×
Break-even
- Price that breaks even
- $78,810
- Rent that breaks even
- $4,165/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $2.86M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $101,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$2,066/mo
- Cash-on-cash
- −24.5%
- Cap rate
- 0.8%
- DSCR
- 0.12×
Break-even
- Price that breaks even
- $51,788
- Rent that breaks even
- $4,671/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $3.08M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $450,000
- Cash to close
- $126,000
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$1,826/mo
- Cash-on-cash
- −17.4%
- Cap rate
- 1.1%
- DSCR
- 0.19×
Break-even
- Price that breaks even
- $84,064
- Rent that breaks even
- $4,041/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $2.94M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $450,000
- Cash to close
- $126,000
- Price per unit
- $225,000
- GRM
- 22.1
Each month
- Cash flow
- −$1,970/mo
- Cash-on-cash
- −18.8%
- Cap rate
- 0.7%
- DSCR
- 0.12×
Break-even
- Price that breaks even
- $55,241
- Rent that breaks even
- $4,533/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $3.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $123,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$1,776/mo
- Cash-on-cash
- −17.3%
- Cap rate
- 1.1%
- DSCR
- 0.19×
Break-even
- Price that breaks even
- $84,064
- Rent that breaks even
- $3,977/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $2.86M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $440,000
- Cash to close
- $123,200
- Price per unit
- $220,000
- GRM
- 21.6
Each month
- Cash flow
- −$1,920/mo
- Cash-on-cash
- −18.7%
- Cap rate
- 0.8%
- DSCR
- 0.13×
Break-even
- Price that breaks even
- $55,241
- Rent that breaks even
- $4,461/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $3.08M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$2,528 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$2,672 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,635 |
| PMI | −$248 |
| Cash flow | −$2,463 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,635 |
| PMI | −$248 |
| Cash flow | −$2,606 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$1,976 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$2,119 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,342 |
| Cash flow | −$1,922 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,342 |
| Cash flow | −$2,066 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$1,826 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$1,970 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Net operating income | $419 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$1,776 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $1,700 |
| Vacancy (6%) | −$102 |
| Collected | $1,598 |
| Property tax Listing | −$480 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$136 |
| Capital reserve (8% of rent) | −$136 |
| Property management | −$144 |
| Net operating income | $276 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$1,920 |
| Principal paid down (equity, not cash) | $279 |
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
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $405,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,317
- Monthly shortfalls, invested
- $2,563,603
$58,500 put into an index fund instead of the down payment and closing costs.
$786,718 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,982,188 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $405,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,317
- Monthly shortfalls, invested
- $2,787,314
$58,500 put into an index fund instead of the down payment and closing costs.
$868,826 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,205,899 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $396,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,421
- Monthly shortfalls, invested
- $2,493,990
$57,200 put into an index fund instead of the down payment and closing costs.
$764,893 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,925,495 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $396,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,421
- Monthly shortfalls, invested
- $2,717,701
$57,200 put into an index fund instead of the down payment and closing costs.
$847,000 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,149,206 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $360,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,868
- Monthly shortfalls, invested
- $2,145,920
$103,500 put into an index fund instead of the down payment and closing costs.
$666,789 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,907,056 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $360,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,868
- Monthly shortfalls, invested
- $2,369,632
$103,500 put into an index fund instead of the down payment and closing costs.
$748,897 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,130,768 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $352,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,360
- Monthly shortfalls, invested
- $2,085,589
$101,200 put into an index fund instead of the down payment and closing costs.
$647,629 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,852,033 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $352,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,360
- Monthly shortfalls, invested
- $2,309,300
$101,200 put into an index fund instead of the down payment and closing costs.
$729,736 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,075,745 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $337,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $959,144
- Monthly shortfalls, invested
- $1,976,238
$126,000 put into an index fund instead of the down payment and closing costs.
$612,900 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,908,650 ahead after 30 years.
- Your equity when you sell
- $1,026,732
- Rental profits, invested at 7%
- $0
Sells for $1,092,268 (value up 3% a year), minus 6% selling cost ($65,536). Rent paid down $337,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $959,144
- Monthly shortfalls, invested
- $2,199,950
$126,000 put into an index fund instead of the down payment and closing costs.
$695,007 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,132,362 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $330,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,830
- Monthly shortfalls, invested
- $1,919,678
$123,200 put into an index fund instead of the down payment and closing costs.
$594,937 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,853,592 ahead after 30 years.
- Your equity when you sell
- $1,003,915
- Rental profits, invested at 7%
- $0
Sells for $1,067,995 (value up 3% a year), minus 6% selling cost ($64,080). Rent paid down $330,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,830
- Monthly shortfalls, invested
- $2,143,390
$123,200 put into an index fund instead of the down payment and closing costs.
$677,044 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,077,303 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 $1.03M, stocks $3.01M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $3.23M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $2.93M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $3.15M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $2.93M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $3.16M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $2.86M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $3.08M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $2.94M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $3.16M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $2.86M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $3.08M. 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 / 2 bath estimate $850/mo · range $725–$950
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 100 Robert Ave N, Apt 120, Jasper 56144 off market | $455 | 1 / 1 | 13.1 mi | 61% |
| 920 2nd St NW, Pipestone 56164 | $749 | 2 / 1 | 13.5 mi | 60% |
| 920 2nd St NW, Apt 304, Pipestone 56164 off market | $799 | 2 / 1 | 13.5 mi | 60% |
| 920 2nd St NW, Apt 105, Pipestone 56164 off market | $799 | 2 / 1 | 13.5 mi | 60% |
| 100 Robert Ave N, Apt 115, Jasper 56144 off market | $560 | 0 / 1 | 13.1 mi | 38% |
| 100 Robert Ave N, Apt 121, Jasper 56144 | $700 | 0 / 1 | 13.1 mi | 38% |
| 100 Robert Ave N, Apt 117, Jasper 56144 off market | $535 | 0 / 1 | 13.1 mi | 37% |
| 100 Robert Ave N, Apt 122, Jasper 56144 off market | $560 | 0 / 1 | 13.1 mi | 37% |
| 100 Robert Ave N, Apt 118, Jasper 56144 off market | $535 | 0 / 1 | 13.1 mi | 37% |
| 100 Robert Ave N, Apt 123, Jasper 56144 off market | $535 | 0 / 1 | 13.1 mi | 37% |
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 is 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 950 1ST AVE W
- mediumAsking is $371,190 above the price where cash flow breaks even ($78,810) at the default scenario. Based on: Derived: price $450,000 vs. break-even $78,810
- mediumNo rents, lease status or occupancy given Listing says: Whether you choose to rent both units or live in one side · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 124 days on market
- Newer, low-maintenance build should keep repair costs low early on Listing says: Built with attention to detail throughout · AI review
- Room to negotiate after four months on market Based on: data: listing.days_on_market · AI review
- Owner-occupy one side and rent the other to offset costs Listing says: live in one side while generating income from the other · AI review
Questions for the agent
- What are the current rents, lease terms and occupancy for each side?
- What is the actual annual property tax, and is it based on the full improved value?
- Are the units separately metered for electric, gas and water? Who pays what?
- Is this legally a duplex, and does Edgerton require a rental license or inspection?
- What is the seller's purchase history and why has it sat 124 days?
- Are there any price changes since listing?
Bottom line
Nice newer duplex, but $450K against roughly $1,700 a month in estimated rent doesn't work as an investment. 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. | $5,764 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,354 |
| 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 2025-04-30 (523 days, relisted 1×); last sold for $28,000 on 2021-08-30.
| Date | Event | Price |
|---|---|---|
| Removed | $249,900 | |
| Relisted | $450,000 | |
| Removed | — | |
| Listed | $450,000 | |
| Removed | — | |
| Listed | $239,900 | |
| Sold | $28,000 | |
| Listed | $39,900 | |
| Sold public record | $25,000 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2025 | $5,764 |
| County | Pipestone |
| Parcel number | 133500430 |
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 Edgerton on rental licensing before you buy.