5817-19 W 8th St · Duluth, MN 55807

$265,000

4 bd · 2.0 ba · 2,498 sqft · MultiFamily public records · 55 Days on market

Built 1915 4,356 sqft lot $106/sqft · 12% above area Est $237k · 12% over

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.2/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Classic and charming up and down style duplex with gorgeous natural woodwork, leaded glass windows, and a great rental history. Each unit features living room, dining room, kitchen and two bedrooms. There is on site laundry (current renters own the machines not the owners) in the basement with hook ups for each unit. One unit was owner occupied for many years. Both tenants are currently on a month to month lease so could be converted back to owner occupied, or tenants are willing to sign annual leases. Owner pays water, sewer and garbage

Key facts

• Natural woodwork
• On site laundry
• Leaded glass windows

Tags

• NATURAL WOODWORK
• LEADED GLASS WINDOWS
• ON SITE LAUNDRY
• GREAT RENTAL HISTORY

Property features AI

Finance

• Other: Property taxed annually (amount provided in records)
• Financial info: One unit currently rents for $950; One unit currently rents for $1,100

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); 2 stories
• Construction: Stone foundation
• Exterior features: City street frontage

Interior

• Kitchen: No appliance details provided
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement; Porch
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive. Per door: $267/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Market conditions: 50 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• At $3,099/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 407% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $265k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $237,065
• List price: $265,000
• Delta: 11.78%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-8,818
• Equity at exit: $39,512

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $36,530
• Equity at exit: $22,912

Cash invested: $74,200 (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 55807

• Active inventory: 50
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $3,099 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$358 /mo · $4,300/yr
• Insurance: −$110
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $534

Break-even live

Break-even rent $2,423

Max offer price $265,000

Occupancy floor 78%

Sensitivity live

Price	-10% $684	-5% $609	+0% $534	+5% $459	+10% $384
Rent	-10% $289	-5% $412	+0% $534	+5% $657	+10% $779
Rate	-1.0pp $668	-0.5pp $602	base $534	+0.5pp $466	+1.0pp $396

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,100
Total (2 units)			$3,099

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 55 DOM
2. 2026-06-19
   days on market $265,000 Active 53 DOM
3. 2026-06-18
   days on market $265,000 Active 52 DOM
4. 2026-06-17
   days on market $265,000 Active 51 DOM
5. 2026-06-16
   days on market $265,000 Active 50 DOM
6. 2026-06-15
   days on market $265,000 Active 49 DOM
7. 2026-06-14
   days on market $265,000 Active 47 DOM
8. 2026-06-13
   days on market $265,000 Active 46 DOM
9. 2026-06-10
   days on market $265,000 Active 44 DOM
10. 2026-06-09
    days on market $265,000 Active 43 DOM
11. 2026-06-08
    days on market $265,000 Active 42 DOM
12. 2026-06-07
    days on market $265,000 Active 41 DOM
13. 2026-06-05
    days on market $265,000 Active 38 DOM
14. 2026-06-03
    days on market $265,000 Active 37 DOM
15. 2026-06-02
    days on market $265,000 Active 36 DOM
16. 2026-06-01
    days on market $265,000 Active 35 DOM
17. 2026-05-31
    days on market $265,000 Active 34 DOM
18. 2026-05-30
    days on market $265,000 Active 33 DOM
19. 2026-04-27
    listed $265,000 Active 543-char remark
20. 2002-12-19
    soldstatus $130,000

ⓘ 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: $4,300 · $358/mo
• Projected year-2 tax: $4,300 · $358/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 7/10 Severe FEMA zone X · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,188
• − Mortgage interest: −$14,844
• − Property taxes: −$4,300
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,975
• − Management: −$2,975
• − Depreciation: −$7,709
• Taxable income: $2,393
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $5,836/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): 9,763
• Household income: $62,067
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 407.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Native American 1% Black 1%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -127.84%
• Current HPI: 212.6883
• Rent YoY: —
• 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

+103.8% since first listed

2 events — show timeline

• 2026-04-27 Listed $265,000 LSAR
• 2002-12-19 Sold (Public Records) $130,000 Public Records

Property tax history

+9.6%/yr

Latest (2026): $4,300 · +11.1% YoY. Source: county tax records.