1111 N Robin Ave · Duluth, MN 55811

$180,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 10 Days on market

Built 1940 0.68 ac lot Est $248k · 27% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home was just updated in 2026 and has much more living space than first meets the eye! The home has an appraised market value of $275,000 but is being sold $95,000 below market value to income qualified buyers. Home must be owner-occupied and buyer’s gross annual income cannot exceed the following (household size in parenthesis): $56,350 (1); $64,400(2); $72,450 (3); $80,500 (4); $86,950 (5); $93,400 (6) $99,850 (7) $106,300 (8).

Key facts

• 0.68 acre lot
• 3 garage spots
• Built 1940

Property features AI

Finance

• Financial info: Land lease amount $38

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Above-grade finished area: 822
• Exterior features: Asphalt shingle roof; Lot approximately 100 x 300 (0.68 acre)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Main-level primary bedroom; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 11.9% vs local median 4.9% in Duluth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Lowell Elementary (math 37% / reading 47%, grade F, #579 of 857 statewide, top 69%, 276 students, 50% 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 57% FRL vs 39% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-12 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1940 — 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. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $247,968
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Robin Ave	0.17mi	3/1.0	1,082 (+7%)	10mo	$228,000	$211	67
817 Maple Bend Dr	0.28mi	3/1.5	1,125 (+12%)	2mo	$347,000	$308	64
158 Terrace St	0.25mi	3/1.5	1,058 (+5%)	21mo	$250,000	$236	60
609 Farrell Rd	0.24mi	3/1.5	1,136 (+13%)	12mo	$280,000	$246	56
148 W Central Entrance	0.65mi	2/1.0 (-1)	1,020 (+1%)	4mo	$59,000	$58	55
1302 Eklund Ave	0.25mi	3/1.0	930 (-8%)	22mo	$250,000	$269	54
137 W Palm St	0.69mi	2/1.5 (-1)	1,086 (+8%)	0mo	$70,000	$64	48
322 W Mulberry St	0.37mi	3/1.0	910 (-10%)	19mo	$266,000	$292	47
162 W Central Entrance	0.64mi	3/1.5	1,134 (+12%)	17mo	$87,500	$77	33
14 W Linden St	0.68mi	2/1.0 (-1)	864 (-14%)	5mo	$315,000	$365	32

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: 13.8%
• Equity multiple: 1.56×
• Total profit: $28,238
• Equity at exit: $26,839

10-year hold

• IRR: 23.7%
• Equity multiple: 3.20×
• Total profit: $110,930
• Equity at exit: $15,563

Cash invested: $50,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,568 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $835

Break-even live

Break-even rent $1,511

Max offer price $180,000

Occupancy floor 62%

Sensitivity live

Price	-10% $937	-5% $886	+0% $835	+5% $784	+10% $733
Rent	-10% $632	-5% $734	+0% $835	+5% $937	+10% $1,038
Rate	-1.0pp $926	-0.5pp $881	base $835	+0.5pp $789	+1.0pp $741

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.70mi
3424 Eischen Ct Apt 301 Duluth, MN	3.0	1.0	1020	$2,195	$2.15	45d	1	0.82mi
502 N Oak Bend Dr Duluth, MN	1.0–2.0	1.0	857	$1,549	$1.81	15d	1	1.21mi

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $180,000 Active
3. 2025-04-30
   soldstatus $200,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $30,821
• − Mortgage interest: −$10,083
• − Property taxes: −$2,098
• − Insurance: −$900
• − Repairs & maintenance: −$2,466
• − Management: −$2,466
• − Depreciation: −$5,236
• Taxable income: $7,572
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $8,206/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

-10.0% since first listed

3 events — show timeline

• 2026-04-30 Pending — LSAR
• 2026-04-20 Listed $180,000 LSAR
• 2025-04-30 Sold (Public Records) $200,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,098 · -12.1% YoY. Source: county tax records.