Photos, via Realtor.com.
- Asking price
- $289,000 2 units · $144K per unit
- Monthly cash flow
- −$337 at 20% down, 7%
- Estimated rent
- $2,500/mo high confidence
- Break-even price
- $225,731 where cash flow hits $0
First look
This is a 1913 up/down in Duluth asking $289K, and the numbers don't work as an investment. Our underwriting shows about -$337/month at 20% down and a 5.0% cap rate, and break-even is near $225.7K, roughly $63K below ask. The listing pitches it for an owner-occupant, with no rents, no heat type and no tax figures. Rents are also unknown. Our estimate is only about $1,250 per unit. The photos show a cosmetic refresh (new vinyl plank, white cabinets, paint) over an older basement with stained walls. At 160 days on market with motivated-seller language, there is room to negotiate. Get the actual tax bill, heat costs and the rental license status before a showing.
Things to consider
- Price versus income Break-even is about $63K below ask and cash flow is negative. Without rents in hand, nothing here supports $289K.
- Rents are unknown and our estimates are modest At roughly $1,250 per unit, income is capped unless the third bedrooms are legal. Confirm actual rents before relying on any number.
- Unverified county record Taxes and unit count could not be matched to a parcel. Taxes could be higher for a non-owner-occupant.
- Bedroom upside depends on parking rules A third bedroom could raise rents, but only if the city allows it with available parking. Check before paying for it.Listing says: “depending on parking requirements (see City of Duluth website for City Rental”
- Basement condition Stained walls and old plumbing could hide moisture or foundation issues. A 1913 building warrants a thorough inspection.From photo 9
- Negotiating leverage 160 days on market and motivated-seller wording support a substantially lower offer.
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
- $289,000
- Cash to close
- $37,570
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$692/mo
- Cash-on-cash
- −22.1%
- Cap rate
- 5.0%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $183,419
- Rent that breaks even
- $3,398/mo
Long run
- Year 30: property vs stocks
- $768K vs $585K
- Cash flow turns positive
- year 15
The deal
- Price
- $289,000
- Cash to close
- $37,570
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$903/mo
- Cash-on-cash
- −28.8%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $151,130
- Rent that breaks even
- $3,818/mo
Long run
- Year 30: property vs stocks
- $679K vs $826K
- Cash flow turns positive
- year 23
The deal
- Price
- $279,000
- Cash to close
- $36,270
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$626/mo
- Cash-on-cash
- −20.7%
- Cap rate
- 5.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $183,419
- Rent that breaks even
- $3,313/mo
Long run
- Year 30: property vs stocks
- $766K vs $526K
- Cash flow turns positive
- year 14
The deal
- Price
- $279,000
- Cash to close
- $36,270
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$838/mo
- Cash-on-cash
- −27.7%
- Cap rate
- 4.3%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $151,130
- Rent that breaks even
- $3,722/mo
Long run
- Year 30: property vs stocks
- $664K vs $755K
- Cash flow turns positive
- year 22
The deal
- Price
- $289,000
- Cash to close
- $66,470
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$337/mo
- Cash-on-cash
- −6.1%
- Cap rate
- 5.0%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $225,731
- Rent that breaks even
- $2,937/mo
Long run
- Year 30: property vs stocks
- $846K vs $615K
- Cash flow turns positive
- year 11
The deal
- Price
- $289,000
- Cash to close
- $66,470
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$548/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $185,993
- Rent that breaks even
- $3,300/mo
Long run
- Year 30: property vs stocks
- $711K vs $810K
- Cash flow turns positive
- year 19
The deal
- Price
- $279,000
- Cash to close
- $64,170
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$284/mo
- Cash-on-cash
- −5.3%
- Cap rate
- 5.2%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $225,731
- Rent that breaks even
- $2,868/mo
Long run
- Year 30: property vs stocks
- $852K vs $565K
- Cash flow turns positive
- year 9
The deal
- Price
- $279,000
- Cash to close
- $64,170
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$495/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $185,993
- Rent that breaks even
- $3,222/mo
Long run
- Year 30: property vs stocks
- $701K vs $746K
- Cash flow turns positive
- year 17
The deal
- Price
- $289,000
- Cash to close
- $80,920
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$241/mo
- Cash-on-cash
- −3.6%
- Cap rate
- 5.0%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $240,779
- Rent that breaks even
- $2,812/mo
Long run
- Year 30: property vs stocks
- $900K vs $669K
- Cash flow turns positive
- year 8
The deal
- Price
- $289,000
- Cash to close
- $80,920
- Price per unit
- $144,500
- GRM
- 9.6
Each month
- Cash flow
- −$452/mo
- Cash-on-cash
- −6.7%
- Cap rate
- 4.1%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $198,393
- Rent that breaks even
- $3,160/mo
Long run
- Year 30: property vs stocks
- $736K vs $836K
- Cash flow turns positive
- year 16
The deal
- Price
- $279,000
- Cash to close
- $78,120
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$191/mo
- Cash-on-cash
- −2.9%
- Cap rate
- 5.2%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $240,779
- Rent that breaks even
- $2,748/mo
Long run
- Year 30: property vs stocks
- $914K vs $628K
- Cash flow turns positive
- year 1
The deal
- Price
- $279,000
- Cash to close
- $78,120
- Price per unit
- $139,500
- GRM
- 9.3
Each month
- Cash flow
- −$402/mo
- Cash-on-cash
- −6.2%
- Cap rate
- 4.3%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $198,393
- Rent that breaks even
- $3,087/mo
Long run
- Year 30: property vs stocks
- $729K vs $775K
- Cash flow turns positive
- year 15
Monthly
Monthly breakdown
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,730 |
| PMI | −$163 |
| Cash flow | −$692 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,730 |
| PMI | −$163 |
| Cash flow | −$903 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,671 |
| PMI | −$157 |
| Cash flow | −$626 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,671 |
| PMI | −$157 |
| Cash flow | −$838 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,538 |
| Cash flow | −$337 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,538 |
| Cash flow | −$548 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,485 |
| Cash flow | −$284 |
| Principal paid down (equity, not cash) | $189 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,485 |
| Cash flow | −$495 |
| Principal paid down (equity, not cash) | $189 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,442 |
| Cash flow | −$241 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,442 |
| Cash flow | −$452 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,201 |
| Mortgage (principal + interest) | −$1,392 |
| Cash flow | −$191 |
| Principal paid down (equity, not cash) | $177 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$278 |
| Insurance Estimate | −$215 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $990 |
| Mortgage (principal + interest) | −$1,392 |
| Cash flow | −$402 |
| Principal paid down (equity, not cash) | $177 |
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
- $659,390
- Rental profits, invested at 7%
- $108,746
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $260,100 of loan.
$77,308 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $285,992
- Monthly shortfalls, invested
- $298,648
$37,570 put into an index fund instead of the down payment and closing costs.
$54,539 you'd have paid in while the building lost money, invested instead.
The building comes out $183,496 ahead after 30 years.
- Your equity when you sell
- $659,390
- Rental profits, invested at 7%
- $19,341
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $260,100 of loan.
$16,701 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $285,992
- Monthly shortfalls, invested
- $540,397
$37,570 put into an index fund instead of the down payment and closing costs.
$114,983 you'd have paid in while the building lost money, invested instead.
Stocks come out $147,659 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $129,660
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $251,100 of loan.
$89,101 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $276,096
- Monthly shortfalls, invested
- $249,949
$36,270 put into an index fund instead of the down payment and closing costs.
$44,506 you'd have paid in while the building lost money, invested instead.
The building comes out $240,189 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $27,268
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $251,100 of loan.
$22,772 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $276,096
- Monthly shortfalls, invested
- $478,711
$36,270 put into an index fund instead of the down payment and closing costs.
$99,228 you'd have paid in while the building lost money, invested instead.
Stocks come out $90,965 ahead after 30 years.
- Your equity when you sell
- $659,390
- Rental profits, invested at 7%
- $187,009
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $231,200 of loan.
$118,645 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $505,987
- Monthly shortfalls, invested
- $108,666
$66,470 put into an index fund instead of the down payment and closing costs.
$18,855 you'd have paid in while the building lost money, invested instead.
The building comes out $231,747 ahead after 30 years.
- Your equity when you sell
- $659,390
- Rental profits, invested at 7%
- $51,537
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $231,200 of loan.
$39,797 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $505,987
- Monthly shortfalls, invested
- $304,348
$66,470 put into an index fund instead of the down payment and closing costs.
$61,058 you'd have paid in while the building lost money, invested instead.
Stocks come out $99,407 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $215,116
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $223,200 of loan.
$131,916 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $488,478
- Monthly shortfalls, invested
- $76,441
$64,170 put into an index fund instead of the down payment and closing costs.
$12,965 you'd have paid in while the building lost money, invested instead.
The building comes out $286,770 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $64,568
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $223,200 of loan.
$48,165 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $488,478
- Monthly shortfalls, invested
- $257,048
$64,170 put into an index fund instead of the down payment and closing costs.
$50,265 you'd have paid in while the building lost money, invested instead.
Stocks come out $44,384 ahead after 30 years.
- Your equity when you sell
- $659,390
- Rental profits, invested at 7%
- $240,611
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $216,750 of loan.
$143,303 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $615,984
- Monthly shortfalls, invested
- $53,294
$80,920 put into an index fund instead of the down payment and closing costs.
$8,904 you'd have paid in while the building lost money, invested instead.
The building comes out $230,723 ahead after 30 years.
- Your equity when you sell
- $659,390
- Rental profits, invested at 7%
- $76,654
Sells for $701,479 (value up 3% a year), minus 6% selling cost ($42,089). Rent paid down $216,750 of loan.
$55,558 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $615,984
- Monthly shortfalls, invested
- $220,491
$80,920 put into an index fund instead of the down payment and closing costs.
$42,210 you'd have paid in while the building lost money, invested instead.
Stocks come out $100,431 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $277,011
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $209,250 of loan.
$157,762 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $594,669
- Monthly shortfalls, invested
- $33,134
$78,120 put into an index fund instead of the down payment and closing costs.
$5,399 you'd have paid in while the building lost money, invested instead.
The building comes out $285,782 ahead after 30 years.
- Your equity when you sell
- $636,574
- Rental profits, invested at 7%
- $92,642
Sells for $677,206 (value up 3% a year), minus 6% selling cost ($40,632). Rent paid down $209,250 of loan.
$64,881 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $594,669
- Monthly shortfalls, invested
- $179,919
$78,120 put into an index fund instead of the down payment and closing costs.
$33,570 you'd have paid in while the building lost money, invested instead.
Stocks come out $45,373 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 $768K, stocks $585K. The property wins.
Year 30 (loan paid off): property $679K, stocks $826K. Stocks win.
Year 30 (loan paid off): property $766K, stocks $526K. The property wins.
Year 30 (loan paid off): property $664K, stocks $755K. Stocks win.
Year 30 (loan paid off): property $846K, stocks $615K. The property wins.
Year 30 (loan paid off): property $711K, stocks $810K. Stocks win.
Year 30 (loan paid off): property $852K, stocks $565K. The property wins.
Year 30 (loan paid off): property $701K, stocks $746K. Stocks win.
Year 30 (loan paid off): property $900K, stocks $669K. The property wins.
Year 30 (loan paid off): property $736K, stocks $836K. Stocks win.
Year 30 (loan paid off): property $914K, stocks $628K. The property wins.
Year 30 (loan paid off): property $729K, stocks $775K. Stocks win.
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 $1,250/mo · range $1,125–$1,400
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 618 N 7th Ave E, Unit Upper, Duluth 55805 off market | $1,350 | 2 / 1 | 0.1 mi | 94% |
| 728 N 5th Ave E, Unit 1, Duluth 55805 off market | $1,325 | 2 / 1 | 0.2 mi | 94% |
| 803.5 N 8th Ave E, Duluth 55805 off market | $1,125 | 2 / 1 | 0.2 mi | 94% |
| 814 E 5th St, Unit 2, Duluth 55805 off market | $1,075 | 2 / 1 | 0.2 mi | 94% |
| 920 1/2 E 5th St, Duluth 55805 off market | $1,550 | 2 / 1 | 0.3 mi | 94% |
| 925 1/2 E 7th St, Duluth 55805 off market | $1,125 | 2 / 1 | 0.3 mi | 94% |
| 927 E 7th St, Unit Lower, Duluth 55805 off market | $1,225 | 2 / 1 | 0.3 mi | 94% |
| 120 N 8th Ave E, Unit Upper, Duluth 55805 off market | $1,395 | 2 / 1 | 0.4 mi | 93% |
| 109 N 9th Ave E, Apt 2, Duluth 55805 off market | $1,195 | 2 / 1 | 0.4 mi | 93% |
| 825 E 1st St, Apt B, Duluth 55805 off market | $1,200 | 2 / 1 | 0.4 mi | 93% |
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
- highPriced well above what our rent estimates support. Ask is about $63K over break-even. Based on: data: underwriting.break_even_price · AI review
- highNegative cash flow at ask even with 20% down. Based on: data: underwriting.cash_flow_monthly · 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 611 6TH ST E
- mediumThird-bedroom potential depends on parking rules, so legal bedroom count is uncertain. Rent upside may not be allowed. Listing says: potential for 3rd bedrooms in both units depending on parking requirements · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 160 days on market
- Motivated-seller language: room to negotiate. Listing says: "MOTIVATED SELLER & Great 4 bedroom, 2 bath, up and"
- Owner-occupy one unit and rent the other to reduce housing cost, though the investment math is weak. Listing says: What a great opportunity to owner occupy and have the other unit to cash flow! · AI review
- Off-street parking in back could help with rental licensing and a third-bedroom conversion. Listing says: Back yard has off street parking and some landscaping · AI review
Questions for the agent
- What are the current rents, lease terms and are the units occupied or vacant?
- Which utilities does the owner pay, and what is the heat type and monthly cost? Are there separate meters?
- What are the actual property taxes, and is any special assessment pending?
- Does the city rental license cover two units, and how many parking spaces would a third bedroom need?
- What was updated in the renovation, who did the work, and were permits pulled?
- Why has it sat 160 days, and has the price been cut?
Bottom line
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. 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. | $3,340 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,583 |
| 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 1913: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-04-28 (160 days); down $41,000 (12.4%) from the first ask of $330,000.
| Date | Event | Price |
|---|---|---|
| Price changed | $289,000 | |
| Price changed | $294,900 | |
| Price changed | $309,900 | |
| Price changed | $315,000 | |
| Price changed | $325,000 | |
| Listed | $330,000 | |
| Removed | — | |
| Price changed | $79,000 | |
| Price changed | $89,990 | |
| Price changed | $99,900 | |
| Price changed | $104,900 | |
| Price changed | $109,900 | |
| Price changed | $114,900 | |
| Price changed | $117,500 | |
| Listed | $120,000 | |
| Removed | $127,500 | |
| Listed | $127,500 | |
| Removed | $100,000 | |
| Listed | $100,000 | |
| Removed | $110,000 | |
| Removed | $110,000 | |
| Listed | $110,000 | |
| Removed | $79,900 | |
| Listed | $79,900 | |
| Removed | $79,900 |
From the listing Listing
| Listed as | duplex |
| Property tax, 2026 | $3,340 |
| County | St. Louis County |
| Parcel number | 010-3490-00280 |
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.