4922 Glenwood St · Duluth, MN 55804

$259,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 9 Days on market

Built 1948 6,970 sqft lot Est $225k · 15% 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 +12.4/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in! Clean two bedroom bungalow. Aluminum siding, off-street parking. Conveniently located near schools and the bus line.

Key facts

• Alley access
• Lp smartside siding
• Updated ranch

Tags

• UPDATED RANCH
• LP SMARTSIDE SIDING
• PARTIALLY FENCED YARD
• SPACIOUS FLAT BACKYARD
• ALLEY ACCESS
• STORAGE SHED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One-story
• Construction: Other construction materials; Full, partially finished basement
• Exterior features: Patio; Fenced yard; Shed

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: Eat-in kitchen; Main-level primary bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-41 ($-494/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (18.9% below list).
• Recommended offer: $210k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Lester Park Elementary (math 73% / reading 77%, grade A, #31 of 857 statewide, top 4%, 575 students, 20% FRL); Ordean East Middle School (math 45% / reading 61%, grade C+, #53 of 258 statewide, top 22%, 989 students, 26% FRL); East High School (math 42% / reading 73%, grade C, #59 of 471 statewide, top 13%, 1,494 students, 23% FRL) — zoned schools average 23% FRL vs 39% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Duluth Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $140k; list at $259k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $224,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4921 Oneida St	0.04mi	2/1.0	748 (-4%)	12mo	$205,000	$274	81
5307 Glendale St	0.49mi	2/1.0	864 (+11%)	14mo	$275,125	$318	48
801 N 46th Ave Ave E	0.75mi	2/1.0	864 (+11%)	22mo	$248,900	$288	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-44,613
• Equity at exit: $38,618

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-42,317
• Equity at exit: $22,394

Cash invested: $72,520 (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 55804

• Active inventory: 100
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$234 /mo · $2,808/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-41

Break-even live

Break-even rent $2,152

Max offer price $251,732

Occupancy floor 97%

Sensitivity live

Price	-10% $105	-5% $32	+0% $-41	+5% $-114	+10% $-188
Rent	-10% $-207	-5% $-124	+0% $-41	+5% $42	+10% $125
Rate	-1.0pp $89	-0.5pp $25	base $-41	+0.5pp $-108	+1.0pp $-177

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5090 London Rd Unit 1 Duluth, MN	2.0	2.0	959	$2,100	$2.19	15d	1	0.58mi

Listing history 9 events

1. 2026-05-20
   listed $259,000 Active
2. 2020-04-07
   soldstatus $140,000
3. 2020-04-06
   soldstatus $140,000 134-char remark

   Show marketing remark (134 chars)

   Ready to move in! Clean two bedroom bungalow. Aluminum siding, off-street parking. Conveniently located near schools and the bus line.

4. 2020-03-03
   listed $129,900 134-char remark

   Show marketing remark (134 chars)

   Ready to move in! Clean two bedroom bungalow. Aluminum siding, off-street parking. Conveniently located near schools and the bus line.

5. 2012-11-07
   soldstatus $95,000
6. 2012-10-29
   soldstatus $95,000 230-char remark

   Show marketing remark (230 chars)

   NEW LISTING! MOVE-IN READY! COZY & CLEAN 2 BR LAKESIDE BUNGALOW. HOME FEATURES NEWER ROOF, ALUM SIDING, OFF ST PARKING & NICE SIZED LEVEL LOT. AFFORDABLE HOME & CONVENIENT LOCATION NEAR SCHOOLS & BUSLINE.

7. 2012-06-19
   listed $104,900 230-char remark

   Show marketing remark (230 chars)

   NEW LISTING! MOVE-IN READY! COZY & CLEAN 2 BR LAKESIDE BUNGALOW. HOME FEATURES NEWER ROOF, ALUM SIDING, OFF ST PARKING & NICE SIZED LEVEL LOT. AFFORDABLE HOME & CONVENIENT LOCATION NEAR SCHOOLS & BUSLINE.

8. 2009-05-14
   listed $116,900
9. 2008-09-04
   listed $119,900

ⓘ 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: $2,808 · $234/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$46/yr (+$4/mo · 1.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 13 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: $25,200
• − Mortgage interest: −$14,508
• − Property taxes: −$2,808
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,535
• Taxable loss: −$4,978
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $701/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
• City population: 71,097
• Population (ZIP): 16,018

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 14% Scottish 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -253.94%
• Current HPI: 199.4064
• Rent YoY: —
• Metro: —
• 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

+116.0% since first listed

9 events — show timeline

• 2026-05-20 Listed $259,000 LSAR
• 2020-04-07 Sold (Public Records) $140,000 Public Records
• 2020-04-06 Sold (MLS) $140,000 LSAR
• 2020-03-03 Listed $129,900 LSAR
• 2012-11-07 Sold (Public Records) $95,000 Public Records
• 2012-10-29 Sold (MLS) $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-19 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-14 Listed $116,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-04 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $2,808 · +10.6% YoY. Source: county tax records.