Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $309,000 2 units · $154K per unit
- Monthly cash flow
- −$372 at 20% down, 7%
- Break-even price
- $239,083 where cash flow hits $0
First look
This is a 1906 up/down duplex in Duluth listed at $309K, and the numbers don't work at the ask. Our underwriting shows about -$372/mo cash flow, a 4.9% cap rate, and a break-even price near $239K, which is roughly $70K below the list price. The description is all remodel talk with no rents, no lease terms, no tax figure and no heat information, so the first step is getting the rent roll, heat type and tax bill. Ninety-seven days on market gives room to negotiate. It's only worth a showing if the seller will move toward the low-$200Ks or the actual rents beat our $1,300 estimates by a wide margin.
Things to consider
- Price vs. income At ask the property loses about $372 a month and breaks even near $239K. Rents would need to be much higher than our estimate to close the gap.
- No rents or leases given Our $1,300 per unit estimate is untested. Actual rents and lease terms decide the value.
- Unverified unit count and taxes We couldn't match a county parcel, so taxes and legal unit status are unconfirmed. A wrong tax figure changes cash flow.
- Remodel quality is uneven Photos show different kitchen finishes and original trim in places. Budget for cosmetic updates and verify systems with an inspection.Listing says: “Completely remodeled, beautiful hardwood floors, updated electric, newer roof”
- Heat and utilities unknown Owner-paid heat on a shared system could cost around $200\u2013300 a month in Duluth winters, which is not in the description.
- Negotiation leverage The listing has been up over three months, so there is room to offer well under ask.
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
- doneRemodel of the whole buildingListing says: Completely remodeled, beautiful hardwood floors, updated electric, newer roof, updated bathrooms, new windows
- doneNew water lineListing says: new water line
- doneNew plumbing stackListing says: new plumbing stack
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
- $309,000
- Cash to close
- $40,170
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$752/mo
- Cash-on-cash
- −22.5%
- Cap rate
- 4.9%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $194,268
- Rent that breaks even
- $3,576/mo
Long run
- Year 30: property vs stocks
- $817K vs $640K
- Cash flow turns positive
- year 16
The deal
- Price
- $309,000
- Cash to close
- $40,170
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$971/mo
- Cash-on-cash
- −29.0%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $160,688
- Rent that breaks even
- $4,017/mo
Long run
- Year 30: property vs stocks
- $726K vs $893K
- Cash flow turns positive
- year 23
The deal
- Price
- $299,000
- Cash to close
- $38,870
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$686/mo
- Cash-on-cash
- −21.2%
- Cap rate
- 5.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $194,268
- Rent that breaks even
- $3,491/mo
Long run
- Year 30: property vs stocks
- $814K vs $581K
- Cash flow turns positive
- year 14
The deal
- Price
- $299,000
- Cash to close
- $38,870
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$906/mo
- Cash-on-cash
- −28.0%
- Cap rate
- 4.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $160,688
- Rent that breaks even
- $3,922/mo
Long run
- Year 30: property vs stocks
- $711K vs $821K
- Cash flow turns positive
- year 22
The deal
- Price
- $309,000
- Cash to close
- $71,070
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$372/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.9%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $239,083
- Rent that breaks even
- $3,083/mo
Long run
- Year 30: property vs stocks
- $898K vs $670K
- Cash flow turns positive
- year 11
The deal
- Price
- $309,000
- Cash to close
- $71,070
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$592/mo
- Cash-on-cash
- −10.0%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $197,756
- Rent that breaks even
- $3,464/mo
Long run
- Year 30: property vs stocks
- $760K vs $875K
- Cash flow turns positive
- year 19
The deal
- Price
- $299,000
- Cash to close
- $68,770
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$319/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 5.1%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $239,083
- Rent that breaks even
- $3,014/mo
Long run
- Year 30: property vs stocks
- $903K vs $619K
- Cash flow turns positive
- year 10
The deal
- Price
- $299,000
- Cash to close
- $68,770
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$539/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $197,756
- Rent that breaks even
- $3,386/mo
Long run
- Year 30: property vs stocks
- $750K vs $810K
- Cash flow turns positive
- year 17
The deal
- Price
- $309,000
- Cash to close
- $86,520
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$269/mo
- Cash-on-cash
- −3.7%
- Cap rate
- 4.9%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $255,022
- Rent that breaks even
- $2,950/mo
Long run
- Year 30: property vs stocks
- $954K vs $727K
- Cash flow turns positive
- year 9
The deal
- Price
- $309,000
- Cash to close
- $86,520
- Price per unit
- $154,500
- GRM
- 9.9
Each month
- Cash flow
- −$489/mo
- Cash-on-cash
- −6.8%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $210,940
- Rent that breaks even
- $3,314/mo
Long run
- Year 30: property vs stocks
- $786K vs $903K
- Cash flow turns positive
- year 16
The deal
- Price
- $299,000
- Cash to close
- $83,720
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$219/mo
- Cash-on-cash
- −3.1%
- Cap rate
- 5.1%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $255,022
- Rent that breaks even
- $2,885/mo
Long run
- Year 30: property vs stocks
- $963K vs $681K
- Cash flow turns positive
- year 7
The deal
- Price
- $299,000
- Cash to close
- $83,720
- Price per unit
- $149,500
- GRM
- 9.6
Each month
- Cash flow
- −$439/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.2%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $210,940
- Rent that breaks even
- $3,241/mo
Long run
- Year 30: property vs stocks
- $779K vs $841K
- Cash flow turns positive
- year 15
Monthly
Monthly breakdown
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,850 |
| PMI | −$174 |
| Cash flow | −$752 |
| Principal paid down (equity, not cash) | $235 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,850 |
| PMI | −$174 |
| Cash flow | −$971 |
| Principal paid down (equity, not cash) | $235 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,790 |
| PMI | −$168 |
| Cash flow | −$686 |
| Principal paid down (equity, not cash) | $228 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,790 |
| PMI | −$168 |
| Cash flow | −$906 |
| Principal paid down (equity, not cash) | $228 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,645 |
| Cash flow | −$372 |
| Principal paid down (equity, not cash) | $209 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,645 |
| Cash flow | −$592 |
| Principal paid down (equity, not cash) | $209 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,591 |
| Cash flow | −$319 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,591 |
| Cash flow | −$539 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,542 |
| Cash flow | −$269 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,542 |
| Cash flow | −$489 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Net operating income | $1,272 |
| Mortgage (principal + interest) | −$1,492 |
| Cash flow | −$219 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $2,600 |
| Vacancy (6%) | −$156 |
| Collected | $2,444 |
| Property tax Listing | −$294 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$208 |
| Capital reserve (9% of rent) | −$234 |
| Property management | −$220 |
| Net operating income | $1,053 |
| Mortgage (principal + interest) | −$1,492 |
| Cash flow | −$439 |
| Principal paid down (equity, not cash) | $190 |
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
- $705,023
- Rental profits, invested at 7%
- $111,833
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $278,100 of loan.
$80,104 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $305,784
- Monthly shortfalls, invested
- $334,250
$40,170 put into an index fund instead of the down payment and closing costs.
$61,164 you'd have paid in while the building lost money, invested instead.
The building comes out $176,821 ahead after 30 years.
- Your equity when you sell
- $705,023
- Rental profits, invested at 7%
- $20,642
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $278,100 of loan.
$17,845 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $305,784
- Monthly shortfalls, invested
- $587,012
$40,170 put into an index fund instead of the down payment and closing costs.
$124,735 you'd have paid in while the building lost money, invested instead.
Stocks come out $167,131 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $132,088
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $269,100 of loan.
$91,671 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $295,888
- Monthly shortfalls, invested
- $284,892
$38,870 put into an index fund instead of the down payment and closing costs.
$50,906 you'd have paid in while the building lost money, invested instead.
The building comes out $233,514 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $28,477
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $269,100 of loan.
$23,862 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $295,888
- Monthly shortfalls, invested
- $525,233
$38,870 put into an index fund instead of the down payment and closing costs.
$108,927 you'd have paid in while the building lost money, invested instead.
Stocks come out $110,439 ahead after 30 years.
- Your equity when you sell
- $705,023
- Rental profits, invested at 7%
- $193,310
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $247,200 of loan.
$123,625 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $541,003
- Monthly shortfalls, invested
- $128,918
$71,070 put into an index fund instead of the down payment and closing costs.
$22,334 you'd have paid in while the building lost money, invested instead.
The building comes out $228,412 ahead after 30 years.
- Your equity when you sell
- $705,023
- Rental profits, invested at 7%
- $54,816
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $247,200 of loan.
$42,409 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $541,003
- Monthly shortfalls, invested
- $334,377
$71,070 put into an index fund instead of the down payment and closing costs.
$66,948 you'd have paid in while the building lost money, invested instead.
Stocks come out $115,541 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $220,725
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $239,200 of loan.
$136,717 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $523,495
- Monthly shortfalls, invested
- $96,002
$68,770 put into an index fund instead of the down payment and closing costs.
$16,265 you'd have paid in while the building lost money, invested instead.
The building comes out $283,435 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $67,548
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $239,200 of loan.
$50,651 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $523,495
- Monthly shortfalls, invested
- $286,778
$68,770 put into an index fund instead of the down payment and closing costs.
$56,029 you'd have paid in while the building lost money, invested instead.
Stocks come out $60,518 ahead after 30 years.
- Your equity when you sell
- $705,023
- Rental profits, invested at 7%
- $249,081
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $231,750 of loan.
$149,610 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $658,612
- Monthly shortfalls, invested
- $68,174
$86,520 put into an index fund instead of the down payment and closing costs.
$11,315 you'd have paid in while the building lost money, invested instead.
The building comes out $227,317 ahead after 30 years.
- Your equity when you sell
- $705,023
- Rental profits, invested at 7%
- $81,343
Sells for $750,024 (value up 3% a year), minus 6% selling cost ($45,001). Rent paid down $231,750 of loan.
$59,126 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $658,612
- Monthly shortfalls, invested
- $244,389
$86,520 put into an index fund instead of the down payment and closing costs.
$46,661 you'd have paid in while the building lost money, invested instead.
Stocks come out $116,636 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $280,767
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $224,250 of loan.
$163,311 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $637,298
- Monthly shortfalls, invested
- $43,300
$83,720 put into an index fund instead of the down payment and closing costs.
$7,053 you'd have paid in while the building lost money, invested instead.
The building comes out $282,376 ahead after 30 years.
- Your equity when you sell
- $682,206
- Rental profits, invested at 7%
- $97,142
Sells for $725,751 (value up 3% a year), minus 6% selling cost ($43,545). Rent paid down $224,250 of loan.
$68,380 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $637,298
- Monthly shortfalls, invested
- $203,628
$83,720 put into an index fund instead of the down payment and closing costs.
$37,952 you'd have paid in while the building lost money, invested instead.
Stocks come out $61,578 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 $817K, stocks $640K. The property wins.
Year 30 (loan paid off): property $726K, stocks $893K. Stocks win.
Year 30 (loan paid off): property $814K, stocks $581K. The property wins.
Year 30 (loan paid off): property $711K, stocks $821K. Stocks win.
Year 30 (loan paid off): property $898K, stocks $670K. The property wins.
Year 30 (loan paid off): property $760K, stocks $875K. Stocks win.
Year 30 (loan paid off): property $903K, stocks $619K. The property wins.
Year 30 (loan paid off): property $750K, stocks $810K. Stocks win.
Year 30 (loan paid off): property $954K, stocks $727K. The property wins.
Year 30 (loan paid off): property $786K, stocks $903K. Stocks win.
Year 30 (loan paid off): property $963K, stocks $681K. The property wins.
Year 30 (loan paid off): property $779K, stocks $841K. Stocks win.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. 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 $1,300/mo · range $1,250–$1,500 · 8 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 15 E 4th St Apt B, Duluth | $1,025 | 2 / 1 | 0.2 mi |
| 308 E 5th St, Duluth | $1,200 | 2 / 1 | 0.3 mi |
| 5 W 1st St Apt 312, Duluth | $1,745 | 2 / 1 | 0.4 mi |
| 523 E 6th St, Duluth | $1,225 | 2 / 1 | 0.4 mi |
| 327 W 4th St, Duluth | $1,200 | 2 / 1 | 0.5 mi |
| 611 E 6th St, Duluth | $1,275 | 2 / 1 | 0.5 mi |
| 627 E 4th St, Duluth | $1,495 | 2 / 1 | 0.6 mi |
| 529 W 4th St # 2, Duluth | $1,225 | 2 / 1 | 0.6 mi |
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
- highPrice is far above what the rents support; break-even is about $84K below ask Based on: data: underwriting.break_even_price · 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 25 7TH ST E
- mediumUnit count and taxes can't be verified, so the legal duplex status and tax bill are unknown Based on: data: county.tax · AI review
- medium'Updated' and 'newer' claims come with no years or permits Listing says: updated electric, newer roof, updated bathrooms, new windows · AI review
- lowOne shared basement laundry and a shared garage can cause tenant friction and need clear lease terms Listing says: 2 car garage shared with each unit. Basement laundry shared. · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 97 days on market
- 97 days on market suggests the seller may accept a meaningful cut Based on: data: listing.days_on_market · AI review
- Lake views upstairs may support rent at the top of the range Listing says: Upstairs unit has beautiful lake views. · AI review
- Garage, greenhouse, shed and fenced yard are tenant-friendly extras that help retention Listing says: privacy fence, greenhouse, shed · AI review
- No rent cap means rents can follow the market Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- What type of heat is it, and who pays for it? Are there separate meters?
- What are the real property taxes and any special assessments?
- When was the roof, electrical, plumbing stack and water line work done, and were permits pulled?
- Is it a licensed rental, and is the layout truly two units with separate kitchens?
- Why has it sat 97 days, and has the price been cut?
Bottom line
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. 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. | $3,530 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,464 |
| 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 1906: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-30 (97 days); down $31,000 (9.1%) from the first ask of $340,000; last sold for $45,000 on 2014-06-20.
| Date | Event | Price |
|---|---|---|
| Price changed | $309,000 | |
| Price changed | $320,000 | |
| Price changed | $320,000 | |
| Listed | $340,000 | |
| Sold | $45,000 | |
| Sold public record | $45,000 | |
| Listed | $55,000 | |
| Removed | $109,900 | |
| Listed | $109,900 | |
| Removed | $129,900 | |
| Listed | $129,900 | |
| Removed | $124,900 | |
| Listed | $124,900 | |
| Removed | $124,900 | |
| Listed | $124,900 | |
| Sold public record | $85,000 | |
| Sold public record | $85,000 |
From the listing Listing
| Listed as | duplex |
| Property tax, 2026 | $3,530 |
| County | St. Louis County |
| Parcel number | 010-1050-00100 & 00090 |
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 Duluth on rental licensing before you buy.