330-332 N 13th Ave E

Duplex · 2 units: 1 bed / 1 bath and 5 bed / 1 bath · 2,500 sq ft

12 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $325,000
Monthly cash flow: −$221
Estimated rent: $2,950/mo
Break-even price: $283,525

Adjust the numbers See the full breakdown

First look

This is a 1-bed downstairs and a 5-bed upstairs, rented as one lease to a single group through May 31, 2027, and the listing gives no rent figure. Our estimate model treats it as a 1-bed at about $1,000 and a 5-bed at about $1,950, which may be off for this layout, so don't trust that rent line until you see the real rent. At the ask, we show about -$221/month cash flow and a 5.6% cap, and break-even is near $283,525, which is $41K below the price. Ninety days on market and no matched county record (taxes and unit count unverified) both point to getting the lease, actual rent and tax bill before spending time. Worth a showing only if the in-place rent is far above our estimate or the price comes down.

Things to consider

Numbers don't work at the ask Our underwriting shows negative cash flow and a break-even price about $41K under the list price. Only a price cut or much higher real rent changes that.
Rent is unknown and our estimate may be off Our estimate assumes a 1-bed at $1,000 and a 5-bed at $1,950, but the real lease rent is unknown. Actual rent could be higher or lower. Get the lease and bank deposits.
Single group lease concentrates risk One group paying one lease means a single default or early exit empties the whole building. Check joint liability and guarantors.Listing says: “Currently rented as a whole to one group of tenants”
Lease through May 2027 limits your options You can't renovate or re-rent for months, but it also gives stable income if the tenants are reliable.Listing says: “Current lease runs through May 31, 2027.”
Occupancy and licensing for six bedrooms Rent depends on a legal rental license for that occupancy. An unlicensed or over-occupied unit could mean fines or lost income.
Taxes and records unverified We couldn't match a county parcel, so taxes and unit count are unconfirmed. Taxes could push cash flow lower.

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: $325,000
Cash to close: $74,750
Price per unit: $162,500
GRM: 9.2

Each month

Cash flow: −$221/mo
Cash-on-cash: −3.5%
Cap rate: 5.6%
DSCR: 0.87×

Break-even

Price that breaks even: $283,525
Rent that breaks even: $3,237/mo

Long run

Year 30: property vs stocks: $1.11M vs $622K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$2,950
Vacancy (6%)	−$177
Collected	$2,773
Property tax Listing	−$310
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$236
Capital reserve (9% of rent)	−$266
Net operating income	$1,509
Mortgage (principal + interest)	−$1,730
Cash flow	−$221
Principal paid down (equity, not cash)	$220

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

If you buy this building$1,110,947

Your equity when you sell: $741,528
Rental profits, invested at 7%: $369,419

Same money in stocks$622,102

Cash to close, invested at 7%: $569,016
Monthly shortfalls, invested: $53,086

The building comes out $488,845 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

This propertyStocks at 7%

Year 30 (loan paid off): property $1.11M, stocks $622K. The property wins.

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.

1 bed / 1 bath estimate $1,000/mo · range $875–$1,100

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1317 E 2nd St, Duluth 55805 off market	$825	1 / 1	—	0.1 mi	2026-06-03	94%
1305 E 1st St, Ste 102, Duluth 55805 off market	$1,100	1 / 1	—	0.2 mi	2026-08-31	94%
1427 E 2nd St, Apt 3, Duluth 55805 off market	$1,150	1 / 1	—	0.2 mi	2026-07-12	94%
1211 E 1st St, Apt 1, Duluth 55805 off market	$1,200	1 / 1	—	0.2 mi	2026-02-26	94%
1210 E 1st St, Apt C, Duluth 55805 off market	$1,010	1 / 1	—	0.2 mi	2026-04-10	94%
230 N 16th Ave E, Apt 1, Duluth 55812 off market	$825	1 / 1	—	0.3 mi	2026-09-11	94%
302 N 16th Ave E, Apt 7, Duluth 55812 off market	$975	1 / 1	—	0.3 mi	2026-09-08	94%
302 N 16th Ave E, Apt 9, Duluth 55812 off market	$975	1 / 1	—	0.3 mi	2026-07-23	94%
230 N 16th Ave E, Apt 2, Duluth 55812 off market	$1,025	1 / 1	—	0.3 mi	2026-05-18	94%
1513 E Superior St, Duluth 55812 off market	$900	1 / 1	—	0.3 mi	2026-01-14	94%

5 bed / 1 bath estimate $1,950/mo · range $1,650–$2,225

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1723 E 5th St, Unit Upper, Duluth 55812 off market	$1,775	5 / 1	—	0.4 mi	2026-03-13	93%
230 N 16th Ave E, Apt 3, Duluth 55812 off market	$1,750	4 / 1	—	0.3 mi	2026-04-21	84%
510 N 11th Ave E, Duluth 55805 off market	$2,000	4 / 1	1,350	0.2 mi	2026-02-12	79%
120-122 N 12th Ave E, Duluth 55805 off market	$1,800	4 / 2	1,824	0.2 mi	2026-07-21	79%
1823 E 6th St, Duluth 55812 off market	$2,550	5 / 1.5	2,130	0.5 mi	2026-02-11	79%
1813-1819 E 2nd St, Duluth 55812 off market	$1,450	4 / 2	1,816	0.5 mi	2026-02-13	78%
1122 E 5th St, Duluth 55805 off market	$1,600	4 / 1.5	1,349	0.1 mi	2026-01-31	77%
902 N 11th Ave E, Duluth 55805	$1,585	4 / 1	1,119	0.4 mi	2026-06-10	77%
1318 E 11th St, Duluth 55805 off market	$1,950	4 / 1.5	1,384	0.5 mi	2026-03-25	77%
17 S 17th Ave E, Duluth 55812 off market	$2,000	5 / 2	2,100	0.4 mi	2026-03-25	76%

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

highOne lease covers both units to a single tenant group, so there is no per-unit rent and one default hits all income. Listing says: Currently rented as a whole to one group of tenants · AI review
highPrice is well above break-even, so the deal loses money at the 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 330-332 13TH AVE E N
mediumLease is locked through May 2027, so you can't raise rents or reposition until then, and you inherit the tenants. Listing says: Current lease runs through May 31, 2027. Subject to tenants' rights. · AI review
mediumSome photos may be AI-enhanced, so they may not show true condition. Insist on a walkthrough. Listing says: Some listing photos may include AI-enhanced marketing images for illustrative purposes. · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 90 days on market
Ninety days on market suggests room to negotiate toward break-even. Based on: data: listing.days_on_market · AI review
Student-style, 5-bed unit rented by the room could out-earn our 3-bed estimate if the legal occupancy and rental license support it. Listing says: a 5-bedroom on the 2nd and 3rd floors · AI review
Lake views on the third floor may support a rent premium. Listing says: plus 3rd floor has lake views · AI review

Questions for the agent

What is the total monthly rent, and is it one lease, or is each unit separately liable?
Can I see the lease, security deposit and payment history for the last 12 months?
Who pays heat, electric and water, and how many meters and furnaces are there?
What are the annual taxes, and does the Duluth rental license allow 6 bedrooms of occupancy?
Why has it sat 90 days, and have there been price cuts?
How old are the roof, furnace, water heater and electrical panel?

Bottom line

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. 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.	$3,722
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,668
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 1896: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-07-07 (90 days); down $24,000 (6.9%) from the first ask of $349,000; last sold for $138,000 on 2014-07-08.

Date	Event	Price
2026-07-20	Price changed	$325,000
2026-07-07	Listed	$349,000
2014-07-08	Sold public record	$138,000
2001-06-06	Sold public record	$75,000

From the listing Listing

Listed as	duplex
Property tax, 2026	$3,722
County	St. Louis County
Parcel number	010-3830-12090

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.