3717 Chambersburg Ave · Duluth, MN 55811

$369,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 4 Days on market

Built 1978 0.26 ac lot Est $274k · 34% over

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.4/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location, practical layout and a super backyard space! This split level home offers a nice size living room/dining room combination with patio doors leading to the maintenance free deck & large outdoor space. The kitchen has granite countertops and newer stainless steel appliances. All 3 bedrooms are on the same level. The lower level has a second gathering space with a cozy gas fireplace along with a laundry/utility room. Enjoy your heated tuck under garage all winter long. This piedmont location is very convenient to shopping & schools and located close to hiking & biking trails. It also provides very easy access to the freeway and downtown area.

Key facts

• Large back deck
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FINISHED LOWER LEVEL
• CENTRAL AIR
• LARGE BACK DECK

Property features AI

Finance

• Other: Lot dimensions approximately 83 x 140 (0.26 acres)

Exterior

• Parking: 2-car garage; Asphalt driveway; Garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single Family Residence (detached); Single-story home
• Construction: Partial, finished basement
• Exterior features: Deck; Shed(s); Landscaped lot; Paved, city-maintained street frontage (public road)

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); High-speed internet available; Primary suite on main level; Gas fireplace (1)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $6 ($66/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (19.2% below list).
• Recommended offer: $298k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Duluth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#36 in MN, #1,060 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Duluth Public School District (urban): math 44% / reading 55% proficiency, ranked #132 of 301 in MN (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Piedmont Elementary (math 42% / reading 37%, grade F, #604 of 857 statewide, top 74%, 426 students, 63% FRL); Lincoln Park Middle School (math 26% / reading 39%, grade F, #186 of 258 statewide, top 72%, 524 students, 66% FRL); Denfeld High School (math 32% / reading 42%, grade F, #282 of 471 statewide, top 63%, 940 students, 56% FRL) — zoned schools average 62% FRL vs 39% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-13 pts) — the specific schools serving this property underperform the Duluth Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 208 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 45% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $279k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $298,166 (19.2% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $274,428
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3620 Chambersburg Ave	0.10mi	3/2.0	1,116 (-6%)	12mo	$367,000	$329	75
1819 Anderson Rd	0.07mi	2/2.5 (-1)	1,252 (+5%)	19mo	$340,000	$272	65
2893 Hutchinson Rd	0.74mi	3/1.0	1,210 (+2%)	5mo	$369,900	$306	54
2509 Springvale Rd	0.71mi	3/1.5	1,266 (+7%)	1mo	$239,900	$189	53
3531 Piedmont Ave	0.69mi	2/1.0 (-1)	1,226 (+3%)	10mo	$225,000	$184	45
516 W Quince St	0.70mi	3/1.0	1,169 (-2%)	22mo	$231,500	$198	42
515 Coffee Creek Blvd	0.66mi	3/2.0	1,352 (+14%)	7mo	$549,000	$406	41
2352 Ensign St	0.60mi	2/1.0 (-1)	1,276 (+7%)	12mo	$280,000	$219	40
2219 Hoover St	0.67mi	3/1.5	1,078 (-9%)	22mo	$249,000	$231	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.6% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-54,644
• Equity at exit: $55,019

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-26,772
• Equity at exit: $31,904

Cash invested: $103,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55811

• Rents YoY: 4.6%
• Active inventory: 208
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,982 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $6

Break-even live

Break-even rent $2,975

Max offer price $369,000

Occupancy floor 95%

Sensitivity live

Price	-10% $214	-5% $110	+0% $6	+5% $-99	+10% $-203
Rent	-10% $-230	-5% $-112	+0% $6	+5% $123	+10% $241
Rate	-1.0pp $191	-0.5pp $99	base $6	+0.5pp $-90	+1.0pp $-187

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 W Orange St Duluth, MN	3.0	1.0	1022	$3,500	$3.42	45d	1	0.76mi
2302 Hillcrest Dr Duluth, MN	3.0	1.5	1072	$3,500	$3.26	45d	1	1.08mi

Listing history 10 events

1. 2026-05-21
   listed $369,000 Active
2. 2022-08-11
   soldstatus $279,000
3. 2022-08-05
   soldstatus $279,000 680-char remark

   Show marketing remark (680 chars)

   Great location, practical layout and a super backyard space! This split level home offers a nice size living room/dining room combination with patio doors leading to the maintenance free deck & large outdoor space. The kitchen has granite countertops and newer stainless steel appliances. All 3 bedrooms are on the same level. The lower level has a second gathering space with a cozy gas fireplace along with a laundry/utility room. Enjoy your heated tuck under garage all winter long. This piedmont location is very convenient to shopping & schools and located close to hiking & biking trails. It also provides very easy access to the freeway and downtown area.

4. 2022-06-27
   listed $249,900 680-char remark

   Show marketing remark (680 chars)

   Great location, practical layout and a super backyard space! This split level home offers a nice size living room/dining room combination with patio doors leading to the maintenance free deck & large outdoor space. The kitchen has granite countertops and newer stainless steel appliances. All 3 bedrooms are on the same level. The lower level has a second gathering space with a cozy gas fireplace along with a laundry/utility room. Enjoy your heated tuck under garage all winter long. This piedmont location is very convenient to shopping & schools and located close to hiking & biking trails. It also provides very easy access to the freeway and downtown area.

5. 2020-06-05
   soldstatus $207,361
6. 2012-09-24
   listed $194,999
7. 2012-09-16
   listed $199,999
8. 2012-06-01
   listed $199,999
9. 2012-03-08
   listed $209,900
10. 2007-12-05
    soldstatus $197,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $3,134 · $261/mo
• Projected year-2 tax: $3,633 · $303/mo
• Expected delta: +$499/yr (+$42/mo · 15.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,780
• − Mortgage interest: −$20,670
• − Property taxes: −$3,134
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$10,735
• Taxable loss: −$6,328
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $1,585/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Duluth Public School District
• NCES district ID: 2711040
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $45,692
• Composite: 41.92/100
• National rank: #3360
• State rank: #132 of 301 in MN

Livability — Duluth

• Score: 82/100
• State rank: #36
• US rank: #1060

Category grades

Amenities F Commute A+ Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duluth, MN
• County: Saint Louis County · 115,152 people
• City population: 71,097
• Metro: Duluth, MN-WI
• Population (ZIP): 28,118
• Household income: $79,804
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 1019.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 202,411 people
• By 2030: 203,234 · +0.4%
• By 2040: 202,520 · +0.1%
• By 2050: 200,853 · -0.8%
• By 2075: 200,943 · -0.7%
• By 2100: 192,058 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · St. Louis

• 2024 margin: D (+13.7) · D 55.9% · R 42.2% · Other 1.8%
• 2008→2024 swing: -18.8pp toward R · 2008: 32.5pp · 2024: 13.7pp
• All cycles: 2024: D+13.7 2020: D+15.6 2016: D+11.8 2012: D+29.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -252.84%
• Current HPI: 198.2613
• Rent YoY: ▲ 4.60%
• Metro: Duluth, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+87.3% since first listed

10 events — show timeline

• 2026-05-21 Listed $369,000 LSAR
• 2022-08-11 Sold (Public Records) $279,000 Public Records
• 2022-08-05 Sold (MLS) $279,000 LSAR
• 2022-06-27 Listed $249,900 LSAR
• 2020-06-05 Sold (Public Records) $207,361 Public Records
• 2012-09-24 Listed $194,999 NORTHSTARMLS as Distributed by MLS Grid
• 2012-09-16 Listed $199,999 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-01 Listed $199,999 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-08 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-05 Sold (Public Records) $197,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,134 · -12.4% YoY. Source: county tax records.