421 10th St
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,982 sq ft
Cloquet, MN · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $320,000 2 units · $160K per unit
- Monthly cash flow
- $704 at 20% down, 7%
- Estimated rent
- $4,050/mo medium confidence
- Break-even price
- $452,183 where cash flow hits $0
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
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- $311/mo
- Cash-on-cash
- 9.0%
- Cap rate
- 9.0%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $367,424
- Rent that breaks even
- $3,652/mo
Long run
- Year 30: property vs stocks
- $2.18M vs $317K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- −$32/mo
- Cash-on-cash
- −0.9%
- Cap rate
- 7.7%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $315,116
- Rent that breaks even
- $4,096/mo
Long run
- Year 30: property vs stocks
- $1.65M vs $319K
- Cash flow turns positive
- year 2
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $376/mo
- Cash-on-cash
- 11.2%
- Cap rate
- 9.3%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $367,424
- Rent that breaks even
- $3,568/mo
Long run
- Year 30: property vs stocks
- $2.22M vs $307K
- Cash flow turns positive
- year 1
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $34/mo
- Cash-on-cash
- 1.0%
- Cap rate
- 8.0%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $315,116
- Rent that breaks even
- $4,002/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $307K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- $704/mo
- Cash-on-cash
- 11.5%
- Cap rate
- 9.0%
- DSCR
- 1.41×
Break-even
- Price that breaks even
- $452,183
- Rent that breaks even
- $3,148/mo
Long run
- Year 30: property vs stocks
- $2.47M vs $560K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- $361/mo
- Cash-on-cash
- 5.9%
- Cap rate
- 7.7%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $387,808
- Rent that breaks even
- $3,531/mo
Long run
- Year 30: property vs stocks
- $1.94M vs $560K
- Cash flow turns positive
- year 1
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $757/mo
- Cash-on-cash
- 12.7%
- Cap rate
- 9.3%
- DSCR
- 1.46×
Break-even
- Price that breaks even
- $452,183
- Rent that breaks even
- $3,080/mo
Long run
- Year 30: property vs stocks
- $2.51M vs $543K
- Cash flow turns positive
- year 1
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $414/mo
- Cash-on-cash
- 7.0%
- Cap rate
- 8.0%
- DSCR
- 1.25×
Break-even
- Price that breaks even
- $387,808
- Rent that breaks even
- $3,454/mo
Long run
- Year 30: property vs stocks
- $1.98M vs $543K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- $810/mo
- Cash-on-cash
- 10.8%
- Cap rate
- 9.0%
- DSCR
- 1.51×
Break-even
- Price that breaks even
- $482,329
- Rent that breaks even
- $3,012/mo
Long run
- Year 30: property vs stocks
- $2.59M vs $682K
- Cash flow turns positive
- year 1
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 6.6
Each month
- Cash flow
- $467/mo
- Cash-on-cash
- 6.3%
- Cap rate
- 7.7%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $413,662
- Rent that breaks even
- $3,378/mo
Long run
- Year 30: property vs stocks
- $2.06M vs $682K
- Cash flow turns positive
- year 1
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $860/mo
- Cash-on-cash
- 11.9%
- Cap rate
- 9.3%
- DSCR
- 1.56×
Break-even
- Price that breaks even
- $482,329
- Rent that breaks even
- $2,948/mo
Long run
- Year 30: property vs stocks
- $2.63M vs $661K
- Cash flow turns positive
- year 1
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 6.4
Each month
- Cash flow
- $517/mo
- Cash-on-cash
- 7.2%
- Cap rate
- 8.0%
- DSCR
- 1.33×
Break-even
- Price that breaks even
- $413,662
- Rent that breaks even
- $3,306/mo
Long run
- Year 30: property vs stocks
- $2.10M vs $661K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | $311 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$32 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | $376 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | $34 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | $704 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | $361 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | $757 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | $414 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | $810 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | $467 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Net operating income | $2,407 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | $860 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $4,050 |
| Vacancy (6%) | −$243 |
| Collected | $3,807 |
| Property tax Listing | −$331 |
| Insurance Estimate | −$191 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$324 |
| Capital reserve (8% of rent) | −$324 |
| Property management | −$343 |
| Net operating income | $2,064 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | $517 |
| Principal paid down (equity, not cash) | $197 |
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
- $730,121
- Rental profits, invested at 7%
- $1,446,734
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$639,040 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
$41,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,860,185 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $916,506
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$443,814 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $2,731
$41,600 put into an index fund instead of the down payment and closing costs.
$384 you'd have paid in while the building lost money, invested instead.
The building comes out $1,327,225 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,516,348
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$660,865 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
$40,300 put into an index fund instead of the down payment and closing costs.
The building comes out $1,916,878 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $983,387
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$465,256 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
$40,300 put into an index fund instead of the down payment and closing costs.
The building comes out $1,383,918 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,743,753
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$724,322 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
$73,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,913,612 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,210,793
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$528,713 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
$73,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,380,652 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,804,085
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$743,483 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
$71,300 put into an index fund instead of the down payment and closing costs.
The building comes out $1,968,635 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,271,124
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$547,874 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
$71,300 put into an index fund instead of the down payment and closing costs.
The building comes out $1,435,675 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,864,416
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$762,644 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
$89,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,912,478 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $1,331,456
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$567,035 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
$89,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,379,518 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,920,976
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$780,607 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
$86,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,967,537 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $1,388,016
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$584,998 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
$86,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,434,576 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 $2.18M, stocks $317K. The property wins.
Year 30 (loan paid off): property $1.65M, stocks $319K. The property wins.
Year 30 (loan paid off): property $2.22M, stocks $307K. The property wins.
Year 30 (loan paid off): property $1.69M, stocks $307K. The property wins.
Year 30 (loan paid off): property $2.47M, stocks $560K. The property wins.
Year 30 (loan paid off): property $1.94M, stocks $560K. The property wins.
Year 30 (loan paid off): property $2.51M, stocks $543K. The property wins.
Year 30 (loan paid off): property $1.98M, stocks $543K. The property wins.
Year 30 (loan paid off): property $2.59M, stocks $682K. The property wins.
Year 30 (loan paid off): property $2.06M, stocks $682K. The property wins.
Year 30 (loan paid off): property $2.63M, stocks $661K. The property wins.
Year 30 (loan paid off): property $2.10M, stocks $661K. 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.
2 bed / 1 bath estimate $2,025/mo · range $1,650–$2,400
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 340 6th St, Cloquet 55720 off market | $1,400 | 2 / 1 | 0.2 mi | 94% |
| 915 Cloquet Ave, # 304, Cloquet 55720 | $2,200 | 2 / 1 | 0.5 mi | 89% |
| 915 Cloquet Ave, Unit 304, Cloquet 55720 off market | $2,200 | 2 / 1 | 0.5 mi | 89% |
| 915 Cloquet Ave, Unit 204, Cloquet 55720 off market | $2,200 | 2 / 1 | 0.5 mi | 88% |
| 915 Cloquet Ave, # 204, Cloquet 55720 | $2,200 | 2 / 1 | 0.5 mi | 88% |
| 915 Cloquet Ave, # 103, Cloquet 55720 | $2,000 | 2 / 1 | 0.5 mi | 87% |
| 915 Cloquet Ave, Unit 103, Cloquet 55720 | $2,000 | 2 / 1 | 0.5 mi | 87% |
| 49 1/2 9th St, Cloquet 55720 off market | $1,325 | 2 / 1 | 0.3 mi | 85% |
| 34 5th St, Cloquet 55720 off market | $1,150 | 2 / 1 | 0.4 mi | 84% |
| 915 Cloquet Ave, # 306, Cloquet 55720 | $1,650 | 2 / 1 | 0.5 mi | 84% |
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
- mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 421 10TH ST
Opportunities
None found.
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. | $3,972 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,296 |
| 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 2026-09-24 (11 days); last sold for $195,000 on 2024-09-09.
| Date | Event | Price |
|---|---|---|
| Listed | $320,000 | |
| Listed | $320,000 | |
| Sold | $195,000 | |
| Price changed | $200,000 | |
| Price changed | $215,000 | |
| Listed | $225,000 | |
| Listed | $225,000 | |
| Sold | $157,300 | |
| Listed | $159,900 | |
| Sold public record | $136,894 | |
| Removed | $139,900 | |
| Price changed | $139,900 | |
| Price changed | $142,900 | |
| Listed | $144,900 | |
| Sold public record | $126,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $3,972 |
| County | Carlton |
| Parcel number | 060330280 |
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 Cloquet on rental licensing before you buy.