5405-07 Central Pl
Duplex · 2 units: 2 bed / 1 bath ×2 · 1,700 sq ft
Duluth, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $325,000 2 units · $162K per unit
- Monthly cash flow
- −$540 at 20% down, 7%
- Break-even price
- $223,606 where cash flow hits $0
First look
This is a 2-unit up/down in Duluth at $325K with the owner living downstairs, so the only documented income is the $1,750 upper rent. That is well above our $1,225 mid estimate for a 2-bed, which makes it the first number to verify with a lease and proof of payment. Our underwriting shows about -$540/month and a 4.4% cap rate, with break-even near $223.6K, so at this price it only works as an owner-occupied buy, not a pure investment. Separate utilities and new furnaces and windows are real positives, but the photos show dated kitchens and the 'handicap accessible' claim is unexplained. Worth a showing only if the upper lease checks out and the seller will move on price.
Things to consider
- Price is far above break-even Our underwriting shows negative cash flow of about $540/month and a 4.4% cap rate. At today's rates, this only works if you live in one unit and negotiate down.
- Upper rent is well above our estimate If the $1,750 rent is above market, it may drop at turnover and hurt value. Verify the lease and payment history.Listing says: “Currently the upper unit is rented for $1,750, and the owner lives in the bottom unit.”
- Recent capital work reduces near-term risk New furnaces, water heater and windows lower big-ticket exposure in a 1900 building and help with heating costs.Listing says: “(2020) 2 new furnaces, new water heater too.”
- Kitchens look dated Updating them may be needed to reach top-of-market rent, which adds cost on top of the high price.From photo 8
- Separate utilities help the expense side Tenants paying their own utilities keeps owner costs lower and avoids billing-back issues.Listing says: “all of the utilities are separate so tenants can and do pay their fair share!”
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Rents the listing states
- Upper unit: $1,750Listing says: Currently the upper unit is rented for $1,750, and the owner lives in the bottom unit.
Condition and repairs
- done2 new furnaces and new water heater (2020)Listing says: (2020) 2 new furnaces, new water heater too.
- done19 new double hung Parco windows (2025)Listing says: (2025) 19 new double hung Parco Windows, Cosmetic updates on the units, and more!!!
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
- $42,250
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$939/mo
- Cash-on-cash
- −26.7%
- Cap rate
- 4.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $181,692
- Rent that breaks even
- $3,669/mo
Long run
- Year 30: property vs stocks
- $792K vs $847K
- Cash flow turns positive
- year 20
The deal
- Price
- $325,000
- Cash to close
- $42,250
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$1,146/mo
- Cash-on-cash
- −32.5%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $150,049
- Rent that breaks even
- $4,122/mo
Long run
- Year 30: property vs stocks
- $744K vs $1.12M
- Cash flow turns positive
- year 28
The deal
- Price
- $315,000
- Cash to close
- $40,950
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$873/mo
- Cash-on-cash
- −25.6%
- Cap rate
- 4.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $181,692
- Rent that breaks even
- $3,584/mo
Long run
- Year 30: property vs stocks
- $781K vs $780K
- Cash flow turns positive
- year 19
The deal
- Price
- $315,000
- Cash to close
- $40,950
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$1,080/mo
- Cash-on-cash
- −31.7%
- Cap rate
- 3.7%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $150,049
- Rent that breaks even
- $4,026/mo
Long run
- Year 30: property vs stocks
- $724K vs $1.05M
- Cash flow turns positive
- year 27
The deal
- Price
- $325,000
- Cash to close
- $74,750
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$540/mo
- Cash-on-cash
- −8.7%
- Cap rate
- 4.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $223,606
- Rent that breaks even
- $3,151/mo
Long run
- Year 30: property vs stocks
- $845K vs $847K
- Cash flow turns positive
- year 16
The deal
- Price
- $325,000
- Cash to close
- $74,750
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$747/mo
- Cash-on-cash
- −12.0%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $184,663
- Rent that breaks even
- $3,540/mo
Long run
- Year 30: property vs stocks
- $760K vs $1.08M
- Cash flow turns positive
- year 23
The deal
- Price
- $315,000
- Cash to close
- $72,450
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$486/mo
- Cash-on-cash
- −8.1%
- Cap rate
- 4.5%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $223,606
- Rent that breaks even
- $3,082/mo
Long run
- Year 30: property vs stocks
- $841K vs $787K
- Cash flow turns positive
- year 14
The deal
- Price
- $315,000
- Cash to close
- $72,450
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$694/mo
- Cash-on-cash
- −11.5%
- Cap rate
- 3.7%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $184,663
- Rent that breaks even
- $3,462/mo
Long run
- Year 30: property vs stocks
- $744K vs $1.01M
- Cash flow turns positive
- year 22
The deal
- Price
- $325,000
- Cash to close
- $91,000
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$432/mo
- Cash-on-cash
- −5.7%
- Cap rate
- 4.4%
- DSCR
- 0.73×
Break-even
- Price that breaks even
- $238,513
- Rent that breaks even
- $3,010/mo
Long run
- Year 30: property vs stocks
- $884K vs $887K
- Cash flow turns positive
- year 13
The deal
- Price
- $325,000
- Cash to close
- $91,000
- Price per unit
- $162,500
- GRM
- 11.1
Each month
- Cash flow
- −$639/mo
- Cash-on-cash
- −8.4%
- Cap rate
- 3.6%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $196,974
- Rent that breaks even
- $3,382/mo
Long run
- Year 30: property vs stocks
- $775K vs $1.10M
- Cash flow turns positive
- year 21
The deal
- Price
- $315,000
- Cash to close
- $88,200
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$382/mo
- Cash-on-cash
- −5.2%
- Cap rate
- 4.5%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $238,513
- Rent that breaks even
- $2,946/mo
Long run
- Year 30: property vs stocks
- $883K vs $830K
- Cash flow turns positive
- year 12
The deal
- Price
- $315,000
- Cash to close
- $88,200
- Price per unit
- $157,500
- GRM
- 10.7
Each month
- Cash flow
- −$589/mo
- Cash-on-cash
- −8.0%
- Cap rate
- 3.7%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $196,974
- Rent that breaks even
- $3,309/mo
Long run
- Year 30: property vs stocks
- $762K vs $1.03M
- Cash flow turns positive
- year 20
Monthly
Monthly breakdown
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,946 |
| PMI | −$183 |
| Cash flow | −$939 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,946 |
| PMI | −$183 |
| Cash flow | −$1,146 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,886 |
| PMI | −$177 |
| Cash flow | −$873 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,886 |
| PMI | −$177 |
| Cash flow | −$1,080 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,730 |
| Cash flow | −$540 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,730 |
| Cash flow | −$747 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,677 |
| Cash flow | −$486 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,677 |
| Cash flow | −$694 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,622 |
| Cash flow | −$432 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,622 |
| Cash flow | −$639 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Net operating income | $1,190 |
| Mortgage (principal + interest) | −$1,572 |
| Cash flow | −$382 |
| Principal paid down (equity, not cash) | $200 |
| Rent | $2,450 |
| Vacancy (6%) | −$147 |
| Collected | $2,303 |
| Property tax Listing | −$262 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$196 |
| Capital reserve (9% of rent) | −$220 |
| Property management | −$207 |
| Net operating income | $983 |
| Mortgage (principal + interest) | −$1,572 |
| Cash flow | −$589 |
| Principal paid down (equity, not cash) | $200 |
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
- $741,528
- Rental profits, invested at 7%
- $50,551
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $292,500 of loan.
$40,412 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $321,618
- Monthly shortfalls, invested
- $525,866
$42,250 put into an index fund instead of the down payment and closing costs.
$104,123 you'd have paid in while the building lost money, invested instead.
Stocks come out $55,405 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $2,679
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $292,500 of loan.
$2,582 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $321,618
- Monthly shortfalls, invested
- $800,402
$42,250 put into an index fund instead of the down payment and closing costs.
$184,625 you'd have paid in while the building lost money, invested instead.
Stocks come out $377,813 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $62,700
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $283,500 of loan.
$48,700 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $311,722
- Monthly shortfalls, invested
- $468,402
$40,950 put into an index fund instead of the down payment and closing costs.
$90,585 you'd have paid in while the building lost money, invested instead.
The building comes out $1,288 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $5,459
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $283,500 of loan.
$5,121 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $311,722
- Monthly shortfalls, invested
- $733,569
$40,950 put into an index fund instead of the down payment and closing costs.
$165,338 you'd have paid in while the building lost money, invested instead.
Stocks come out $321,120 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $103,927
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $260,000 of loan.
$74,468 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $569,016
- Monthly shortfalls, invested
- $277,583
$74,750 put into an index fund instead of the down payment and closing costs.
$51,564 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,143 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $18,506
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $260,000 of loan.
$16,054 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $569,016
- Monthly shortfalls, invested
- $514,570
$74,750 put into an index fund instead of the down payment and closing costs.
$111,481 you'd have paid in while the building lost money, invested instead.
Stocks come out $323,551 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $121,791
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $252,000 of loan.
$84,702 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $551,508
- Monthly shortfalls, invested
- $235,115
$72,450 put into an index fund instead of the down payment and closing costs.
$42,637 you'd have paid in while the building lost money, invested instead.
The building comes out $53,880 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $25,331
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $252,000 of loan.
$21,321 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $551,508
- Monthly shortfalls, invested
- $461,063
$72,450 put into an index fund instead of the down payment and closing costs.
$97,588 you'd have paid in while the building lost money, invested instead.
Stocks come out $268,528 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $142,701
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $243,750 of loan.
$96,088 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $692,715
- Monthly shortfalls, invested
- $193,809
$91,000 put into an index fund instead of the down payment and closing costs.
$34,263 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,295 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $33,784
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $243,750 of loan.
$27,556 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $692,715
- Monthly shortfalls, invested
- $407,300
$91,000 put into an index fund instead of the down payment and closing costs.
$84,063 you'd have paid in while the building lost money, invested instead.
Stocks come out $324,702 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $163,987
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $236,250 of loan.
$107,140 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $671,401
- Monthly shortfalls, invested
- $158,534
$88,200 put into an index fund instead of the down payment and closing costs.
$27,353 you'd have paid in while the building lost money, invested instead.
The building comes out $52,764 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $42,859
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $236,250 of loan.
$33,951 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $671,401
- Monthly shortfalls, invested
- $359,814
$88,200 put into an index fund instead of the down payment and closing costs.
$72,495 you'd have paid in while the building lost money, invested instead.
Stocks come out $269,644 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 $792K, stocks $847K. Stocks win.
Year 30 (loan paid off): property $744K, stocks $1.12M. Stocks win.
Year 30 (loan paid off): property $781K, stocks $780K. The property wins.
Year 30 (loan paid off): property $724K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $845K, stocks $847K. Stocks win.
Year 30 (loan paid off): property $760K, stocks $1.08M. Stocks win.
Year 30 (loan paid off): property $841K, stocks $787K. The property wins.
Year 30 (loan paid off): property $744K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $884K, stocks $887K. Stocks win.
Year 30 (loan paid off): property $775K, stocks $1.10M. Stocks win.
Year 30 (loan paid off): property $883K, stocks $830K. The property wins.
Year 30 (loan paid off): property $762K, stocks $1.03M. 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 $1,225/mo · range $1,125–$1,500 · 6 rentals within 2.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 606 N 60th Ave W, Duluth | $1,300 | 2 / 1 | 0.4 mi |
| 5402 Ramsey St, Duluth | $1,950 | 2 / 2 | 0.4 mi |
| 3015 Restormel St, Duluth | $775 | 2 / 1 | 1.6 mi |
| 2821 Wicklow St, Duluth | $1,200 | 2 / 1 | 1.8 mi |
| 2705 W 2nd St, Duluth | $1,195 | 2 / 1 | 1.9 mi |
| 313 N 21st Ave, West Duluth | $1,195 | 2 / 1 | 2.5 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
- mediumAsking is $101,394 above the price where cash flow breaks even ($223,606) at the default scenario. Based on: Derived: price $325,000 vs. break-even $223,606
- mediumOnly one unit is rented and the lower unit is owner-occupied, so there is no rent history for it and income is unproven. Listing says: Currently the upper unit is rented for $1,750, and the owner lives in the bottom unit. · AI review
- mediumUpper rent of $1,750 is about 43% above our $1,225 mid estimate for a 2-bed; it may not hold at turnover. Based on: data: rent_estimate · AI review
- lowVague 'handicap accessible' claim with no detail; the photos show entry steps, so check what that means in practice. Listing says: The property provides versatile options, handicap accessible. · AI review
Opportunities
- Owner-occupy one unit and rent the other, which fits the numbers better than a pure investment. Listing says: Ideal for owner occupancy with rental income or as a full investment property. · AI review
- Separate utilities mean tenants pay their own, keeping owner expenses low. Listing says: all of the utilities are separate so tenants can and do pay their fair share! · AI review
- Unfinished basement with laundry could add storage or shared-laundry value. Listing says: a full unfinished basement with laundry too · AI review
Questions for the agent
- Can I see the upper lease, its end date, and proof of $1,750 payments?
- What would the lower unit rent for, and is it the same layout as the upper?
- What does 'handicap accessible' mean here: ramp, entry, bathroom?
- Is the building licensed as a 2-unit rental with the city, and when was it last inspected?
- What were the 2025 'cosmetic updates', and were the window and furnace jobs permitted?
- What are the average annual utility costs for each unit, and are the meters truly separate?
Bottom line
Fine as an owner-occupant buy with new windows and furnaces, but at $325K it runs negative as a pure rental unless the $1,750 upper rent is real and holds. 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. | $3,149 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,448 |
| 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 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-10-05 (1 days); last sold for $162,297 on 2020-01-07.
| Date | Event | Price |
|---|---|---|
| Listed | $325,000 | |
| Sold public record | $162,297 |
From the listing Listing
| Listed as | duplex |
| Property tax, 2026 | $3,149 |
| County | St. Louis County |
| Parcel number | 010-4520-15440 |
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.