Duluth

Neighborhood profile

Listings we track

21

Median price per unit

$140K

Typical cash flow

−$86

median per month, 20% down

Rent rules

No cap

Rents can reset to market at renewal

Crime, rental-license and Census neighborhood figures are only available for St. Paul and Minneapolis so far.

Map

Top picks

Ranked on real rent estimates (nearby comparable rentals or our own research). Listings with a serious red flag are under Proceed with caution instead, however good the numbers look.

Duplex New listing

+$302/mo cash flow

Cash flows · cap 8.6% · 20% down

$164,900

2 units2 bd2 ba1,374 sqft

613 N 59th Ave W, Duluth

Rents: RentCast comps

Duplex New listing

+$66/mo cash flow

Cash flows · cap 6.7% · 20% down

$225,000

2 units3 bd2 ba1,940 sqft

725 W 2nd St, Duluth

Rents: 7 rentals within 1.5 mi

Duplex

+$84/mo cash flow

Cash flows · cap 6.8% · 20% down

$219,900

2 units4 bd2 ba1,822 sqft

409 N 51st Ave W, Duluth

Rents: 6 rentals within 2.75 mi

Duplex New listing

−$554/mo cash flow

Overpriced · cap 4.7% · 20% down

$399,900

2 units6 bd2 ba2,563 sqft

1415 E 4th St, Duluth

Rents: RentCast comps

Fourplex

−$1,167/mo cash flow

Overpriced · cap 4.2% · 20% down

$655,000

4 units7 bd4 ba3,032 sqft

1727 E Superior St, Duluth

Rents: RentCast comps

Ways to slice it

All listings

21 listings. Filter by price or units, or switch the down payment.

1. 613 N 59th Ave W

   $164,900 · 2 units
   Cash flows
   Cash flow $302/mo Cap 8.6% Break-even price $222K Yr 30 vs stocks 4.07× Positive in yr 1

   Fairly priced duplex with leased tenants at market rents and decent cash flow on paper, but verify taxes and owner-paid heat before getting excited.

2. 725 W 2nd St

   $225,000 · 2 units
   Cash flows
   Cash flow $66/mo Cap 6.7% Break-even price $237K Yr 30 vs stocks 2.71× Positive in yr 1

   A scenic 1894 Duluth duplex with a new roof and boiler that roughly breaks even at asking, so it hinges on verified rents and taxes.

3. 1015 W 4th St

   $449,900 · 4 units
   Cash flows
   Cash flow $457/mo Cap 7.6% Break-even price $536K Yr 30 vs stocks 3.32× Positive in yr 1

   Interesting four-unit setup with a possible extra lot, but the numbers depend on a daycare conversion and rents that aren't verified, so get the paperwork first.

   Front lower unit is not a licensed rental. It is a former daycare and needs conversion work, permits and a license.

4. 409 N 51st Ave W

   $219,900 · 2 units
   Cash flows
   Cash flow $84/mo Cap 6.8% Break-even price $236K Yr 30 vs stocks 2.42× Positive in yr 2

   A reasonably updated Duluth duplex with thin cash flow at asking and real rent upside, but verify taxes, the rent roll and what the 2017 work actually covered.

5. 2417 Vermilion Rd

   $500,000 · 2 units
   Cash flows
   Cash flow $95/mo Cap 6.6% Break-even price $518K Yr 30 vs stocks 2.48× Positive in yr 2

   Big, identical 5-bed units with rents below market look interesting, but the forced two-property package and unverified taxes make the real numbers unknowable until you see the whole deal.

   Forced bundle sale with a second property; the price and financing for the combined deal are unclear

6. 201 E Mccuen St

   $259,000 · 3 units
   Cash flows
   Cash flow $195/mo Cap 7.3% Break-even price $296K Yr 30 vs stocks 2.85× Positive in yr 2

   Reasonable price for a Duluth triplex on paper, but the listing hides the rents and expenses and the interiors look dated, so verify everything before you count on that $195 a month.

   Description gives no rents, leases, utilities or heat type, so income and expenses can't be checked

7. 418 N 27th Ave W

   $199,000 · 2 units
   Cash flows
   Cash flow $176/mo Cap 7.5% Break-even price $232K Yr 30 vs stocks 3.17× Positive in yr 1

   A cheap, dated Duluth duplex that may pencil on paper, but unverified rents and visible deferred maintenance mean you need a rent roll and an inspection before getting excited.

   Description gives no rents, lease terms or occupancy, so income is unverified

8. 432 N 7th Ave E

   $275,000 · 2 units
   Close
   Cash flow −$86/mo Cap 6.0% Break-even price $259K Yr 30 vs stocks 2.46× Positive in yr 1

   The $2,400 rents look like a furnished, utilities-included package, and at our $1,325 estimate this loses money at $275K, so verify everything before a showing.

   Stated rent is about 85% above our 2-bed estimate; likely includes furnishings and utilities, so it may not carry over to a normal unfurnished lease.

9. 2502 W 3rd St

   $229,900 · 2 units
   Cash flows
   Cash flow $98/mo Cap 6.9% Break-even price $248K Yr 30 vs stocks 2.81× Positive in yr 1

   A stripped-down duplex shell with one small rental next door: only worth it if the price covers a full build-out and months of carrying costs.

   Duplex is unfinished. No income from it until completed, and cost and timeline are unknown.

10. 2 And 4 S 16th Ave E

    $399,900 · 4 units
    Close
    Cash flow −$50/mo Cap 6.2% Break-even price $391K Yr 30 vs stocks 2.31× Positive in yr 2

    A tired 1891 fourplex with no rent roll and an unproven '1% rule' claim; it may pencil at a lower price, so verify rents and systems first.

    No rent roll or stated rents; the 1% rule claim is unsupported and above our estimates

11. 1511 E 4th St

    $349,900 · 3 units
    Close
    Cash flow −$32/mo Cap 6.3% Break-even price $344K Yr 30 vs stocks 2.37× Positive in yr 1

    One proven rent, two vacant units and owner-paid utilities make this a thin deal at asking; verify the numbers and negotiate.

    Two of three units are vacant, so only one rent is proven. Asking rents of $1,600 and $1,200 are unverified.

12. 330-332 N 13th Ave E

    $325,000 · 2 units
    Close
    Cash flow −$221/mo Cap 5.6% Break-even price $284K Yr 30 vs stocks 1.79× Positive in yr 7

    A 1-bed plus 5-bed house with one lease to a single group, losing about $221/month at the ask, so it only works with a big price cut or proven high rent.

    One lease covers both units to a single tenant group, so there is no per-unit rent and one default hits all income.

13. 1415 E 4th St

    $399,900 · 2 units
    Overpriced
    Cash flow −$554/mo Cap 4.7% Break-even price $296K Yr 30 vs stocks 1.21× Positive in yr 13

    Solid, stable-looking rent, but at $399,900 it loses money by our numbers, so only a much lower price makes it work.

14. 25 E 7th St

    $309,000 · 2 units
    Overpriced
    Cash flow −$372/mo Cap 4.9% Break-even price $239K Yr 30 vs stocks 1.34× Positive in yr 11

    A nicely refreshed Duluth duplex, but at $309K it loses about $370 a month on our numbers, so only consider it at a much lower price.

    Price is far above what the rents support; break-even is about $84K below ask

15. 611 E 6th St

    $289,000 · 2 units
    Overpriced
    Cash flow −$337/mo Cap 5.0% Break-even price $226K Yr 30 vs stocks 1.38× Positive in yr 11

    A refreshed 1913 Duluth duplex that loses money at $289K, so it only makes sense as an owner-occupant purchase at a much lower price.

    Priced well above what our rent estimates support. Ask is about $63K over break-even.

16. 1727 E Superior St

    $655,000 · 4 units
    Overpriced
    Cash flow −$1,167/mo Cap 4.2% Break-even price $436K Yr 30 vs stocks 0.94× Positive in yr 17

    Charming Victorian, but at $655K it loses over $1,100 a month on our numbers, and the listing hides the financials.

17. 1432 E 4th St

    $549,900 · 2 units
    Overpriced
    Cash flow −$771/mo Cap 4.7% Break-even price $405K Yr 30 vs stocks 1.22× Positive in yr 13

    A well-kept-looking student duplex, but at $549,900 it loses money, so it only works at a much lower price or with proven higher rents.

    Ten bedrooms across two units, including attic and lower-level rooms. Legal bedroom status and egress are unverified, and the city may cap occupancy or licensed bedrooms.

18. 1529 E 5th St

    $620,000 · 4 units
    Far off
    Cash flow −$1,393/mo Cap 3.7% Break-even price $358K Yr 30 vs stocks 0.74× Positive in yr 22

    Nice, well-kept brick fourplex, but at $620K it loses about $1,400 a month and only pencils near $358K.

    Price is far above what the rents support; cash flow is deeply negative at asking

19. 614 N 6th Ave E

    $419,900 · 3 units
    Far off
    Cash flow −$1,009/mo Cap 3.5% Break-even price $230K Yr 30 vs stocks 0.68× Positive in yr 25

    Pretty brick triplex with unproven rents, priced about $190K above where the numbers work.

    Price is far above what rents support; cash flow is deeply negative at ask

20. 119 N 7th Ave W

    $419,900 · 2 units
    Far off
    Cash flow −$974/mo Cap 3.6% Break-even price $237K Yr 30 vs stocks 0.70× Positive in yr 24

    Big, old Duluth duplex priced about $183K above where the numbers break even, so it only works with a major price cut or if you live there.

    No rents, lease terms or income are given, so cash flow can't be checked against actuals

21. 1530-1532 E 1st St

    $699,000 · 3 units
    Far off
    Cash flow −$2,556/mo Cap 2.0% Break-even price $219K Yr 30 vs stocks 0.43× Positive in 30+ yrs

    At $699K and a 2% cap rate this overshoots by hundreds of thousands, and the unit count and rents are unproven.

    Unit count and unit mix are unverified; listing data shows 9 beds across 6 claimed units, which is tight

Monthly cash flow, top 20

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