1110 12th St S

Overpriced

27 photos

Photos courtesy of Premier Real Estate Services, via Realtor.com.

Asking price: $220,500
Monthly cash flow: −$349
Estimated rent: $1,950/mo
Break-even price: $154,836

Adjust the numbers See the full breakdown

From the listing

Great investment opportunity in a prime Moorhead location-just one block from the colleges and centrally located between Concordia and MSUM. This well-maintained duplex offers flexible living options for investors or owner-occupants. The main level features a spacious 3-bedroom, 1-bath unit, while the lower level includes a 1-bedroom, 3/4 bath unit with a private side entrance-ideal for separate tenants or extended living. Both units share a laundry area with additional storage. Recent updates include many newer windows, a new concrete driveway, and updated sidewalks. Outside, enjoy a large deck with direct access to a fully fenced backyard-perfect for relaxing or entertaining. The property also includes a detached 1-stall garage. With a strong rental setup and excellent location, this property is ready for immediate income potential or could easily function as a single-family home.

Listing courtesy of Premier Real Estate Services (David R Jorgensen). Description from Realtor.com, MLS #7101232. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $220,500
Cash to close: $50,715
Price per unit: $110,250
GRM: 9.4

Each month

Cash flow: −$349/mo
Cash-on-cash: −8.3%
Cap rate: 4.5%
DSCR: 0.70×

Break-even

Price that breaks even: $154,836
Rent that breaks even: $2,398/mo

Long run

Year 30: property vs stocks: $569K vs $565K
Cash flow turns positive: year 16

Monthly

Monthly breakdown

Rent	$1,950
Vacancy (6%)	−$117
Collected	$1,833
Property tax Listing	−$278
Insurance Estimate	−$189
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$156
Capital reserve (8% of rent)	−$156
Net operating income	$824
Mortgage (principal + interest)	−$1,174
Cash flow	−$349
Principal paid down (equity, not cash)	$149

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

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $198,450 of principal by year 30	$0
Plus rental profits, invested at 7%$24,346 of profit by year 30, before investment growth	$30,287
What you'd walk away with	$533,386
If you put the same money in stocks
Cash to close ($28,665) invested at 7%	$218,205
Monthly shortfalls ($68,966 total by yr 30) investedThe money you'd have put into the building while it lost money	$347,539
What you'd walk away with	$565,744
Building minus stocks	−$32,358

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $198,450 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$503,099
If you put the same money in stocks
Cash to close ($28,665) invested at 7%	$218,205
Monthly shortfalls ($138,802 total by yr 30) investedThe money you'd have put into the building while it lost money	$573,862
What you'd walk away with	$792,067
Building minus stocks	−$288,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $189,450 of principal by year 30	$0
Plus rental profits, invested at 7%$32,698 of profit by year 30, before investment growth	$42,577
What you'd walk away with	$522,860
If you put the same money in stocks
Cash to close ($27,365) invested at 7%	$208,309
Monthly shortfalls ($55,492 total by yr 30) investedThe money you'd have put into the building while it lost money	$290,216
What you'd walk away with	$498,525
Building minus stocks	$24,335

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $189,450 of principal by year 30	$0
Plus rental profits, invested at 7%$736 of profit by year 30, before investment growth	$750
What you'd walk away with	$481,032
If you put the same money in stocks
Cash to close ($27,365) invested at 7%	$208,309
Monthly shortfalls ($117,713 total by yr 30) investedThe money you'd have put into the building while it lost money	$504,999
What you'd walk away with	$713,308
Building minus stocks	−$232,276

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $176,400 of principal by year 30	$0
Plus rental profits, invested at 7%$47,290 of profit by year 30, before investment growth	$66,143
What you'd walk away with	$569,242
If you put the same money in stocks
Cash to close ($50,715) invested at 7%	$386,056
Monthly shortfalls ($33,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$178,730
What you'd walk away with	$564,786
Building minus stocks	$4,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $176,400 of principal by year 30	$0
Plus rental profits, invested at 7%$4,491 of profit by year 30, before investment growth	$4,901
What you'd walk away with	$508,000
If you put the same money in stocks
Cash to close ($50,715) invested at 7%	$386,056
Monthly shortfalls ($84,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$374,099
What you'd walk away with	$760,154
Building minus stocks	−$252,154

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $168,400 of principal by year 30	$0
Plus rental profits, invested at 7%$57,777 of profit by year 30, before investment growth	$84,749
What you'd walk away with	$565,031
If you put the same money in stocks
Cash to close ($48,415) invested at 7%	$368,547
Monthly shortfalls ($24,471 total by yr 30) investedThe money you'd have put into the building while it lost money	$137,005
What you'd walk away with	$505,552
Building minus stocks	$59,479

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $168,400 of principal by year 30	$0
Plus rental profits, invested at 7%$8,445 of profit by year 30, before investment growth	$9,662
What you'd walk away with	$489,944
If you put the same money in stocks
Cash to close ($48,415) invested at 7%	$368,547
Monthly shortfalls ($69,321 total by yr 30) investedThe money you'd have put into the building while it lost money	$318,528
What you'd walk away with	$687,076
Building minus stocks	−$197,132

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $165,375 of principal by year 30	$0
Plus rental profits, invested at 7%$62,066 of profit by year 30, before investment growth	$92,776
What you'd walk away with	$595,875
If you put the same money in stocks
Cash to close ($61,740) invested at 7%	$469,981
Monthly shortfalls ($21,515 total by yr 30) investedThe money you'd have put into the building while it lost money	$122,220
What you'd walk away with	$592,200
Building minus stocks	$3,675

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$535,211
Minus 6% selling cost	−$32,113
Minus loan still owedTenants' rent paid down all $165,375 of principal by year 30	$0
Plus rental profits, invested at 7%$10,286 of profit by year 30, before investment growth	$11,995
What you'd walk away with	$515,094
If you put the same money in stocks
Cash to close ($61,740) invested at 7%	$469,981
Monthly shortfalls ($63,917 total by yr 30) investedThe money you'd have put into the building while it lost money	$298,049
What you'd walk away with	$768,029
Building minus stocks	−$252,935

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $157,875 of principal by year 30	$0
Plus rental profits, invested at 7%$73,424 of profit by year 30, before investment growth	$115,125
What you'd walk away with	$595,407
If you put the same money in stocks
Cash to close ($58,940) invested at 7%	$448,666
Monthly shortfalls ($14,910 total by yr 30) investedThe money you'd have put into the building while it lost money	$88,008
What you'd walk away with	$536,674
Building minus stocks	$58,733

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$510,939
Minus 6% selling cost	−$30,656
Minus loan still owedTenants' rent paid down all $157,875 of principal by year 30	$0
Plus rental profits, invested at 7%$15,667 of profit by year 30, before investment growth	$19,170
What you'd walk away with	$499,452
If you put the same money in stocks
Cash to close ($58,940) invested at 7%	$448,666
Monthly shortfalls ($51,335 total by yr 30) investedThe money you'd have put into the building while it lost money	$248,663
What you'd walk away with	$697,329
Building minus stocks	−$197,877

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 $569K, stocks $565K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. 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.

2 bed estimate $975/mo · range $875–$1,100 · 24 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
906 8th St S Apt 1, Moorhead	$800	2 / 1	760	0.3 mi	2026-09-11	Apartment
915-18 1/2 St S, Moorhead	$725	2 / 1	550	0.5 mi	2025-01-03	Apartment
600 8th St S Apt 304, Moorhead	$1,395	2 / 2	—	0.5 mi	2026-05-11	Apartment
1605 20th St S, Moorhead	$695	2 / 1	—	0.7 mi	2026-04-16	Apartment
1805 20th St S, Moorhead	$695	2 / 1	—	0.7 mi	2026-04-16	Apartment
1205 Main Ave, Moorhead	$1,200	2 / 2	1,109	0.8 mi	2025-04-29	Apartment
921 23rd Ave S, Moorhead	$930	2 / 1	1,272	0.8 mi	2026-07-21	Apartment
911 23rd Ave S, Moorhead	$895	2 / 1	961	0.8 mi	2026-08-12	Apartment
2318 10th St S, Moorhead	$895	2 / 1	817	0.8 mi	2026-08-12	Apartment
924 24th Ave S, Moorhead	$900	2 / 1	1,052	0.8 mi	2026-08-12	Apartment

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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1110 12TH ST S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 90 days on market

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

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.	$3,331
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,272
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%

Status history

2026-07-07New at $220,500

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,331
County	Clay
Parcel number	587261610

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 Moorhead on rental licensing before you buy.