18 Kalmia Dr · Duluth, MN 55810

$99,900

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 32 Days on market

Built 2021 Good condition

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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 +22.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0

Listing remarks

Wow — move right into this sparkling, neat, and clean home! This like-new 2-bedroom, 2-bath Skyline Arlington home offers comfortable living with stylish finishes throughout. Enjoy the spacious eat-in kitchen featuring a large island with sink and adjoining dining area, perfect for entertaining or everyday living. Vinyl windows and forced air heat add comfort and efficiency year-round. Outside, you’ll find a deck, fenced yard, and storage shed for added convenience. A fantastic opportunity for easy, move-in-ready living! Lot rent is $750/mo and includes lawn mowing. Water/Sewer is metered and paid to Zenith Terrace: $24/mo. Electric: $80/mo average.

Key facts

• Vinyl windows
• Fenced yard
• Forced air heat

Tags

• EAT-IN KITCHEN
• LARGE ISLAND
• FENCED YARD
• STORAGE SHED
• VINYL WINDOWS
• FORCED AIR HEAT

Property features AI

Finance

• Financial info: Land lease: $700; Annual tax: $874

Exterior

• Parking: Asphalt parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One story; Residential property
• Construction: Shingle/asphalt roof; Slab foundation; Built area above grade: 1,056
• Exterior features: Deck; Fenced yard; Asphalt driveway

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Eat-in kitchen; Master bedroom on the main floor
• Laundry & utility: Washer hookup on the main level; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$217,536) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Proctor Public School District (suburban): math 39% / reading 49% proficiency, ranked #177 of 301 in MN (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $217,536
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Plumtree Cir	0.24mi	3/2.0 (+1)	1,072 (+2%)	8mo	$79,900	$75	75
9123 Brook St	0.56mi	2/2.0	1,091 (+3%)	7mo	$220,000	$202	62
110 Grove St	0.54mi	2/2.0	1,156 (+10%)	5mo	$271,000	$234	55
132 1st St	0.63mi	2/1.0	1,066 (+1%)	12mo	$145,000	$136	55
21 Oak St	0.50mi	2/1.0	924 (-12%)	6mo	$170,000	$184	47
9114 Vinland St	0.60mi	2/1.5	1,116 (+6%)	18mo	$269,900	$242	46
145 2nd St	0.70mi	3/1.0 (+1)	1,056 (0%)	19mo	$217,900	$206	42
121 Oak St	0.61mi	3/1.0 (+1)	934 (-12%)	3mo	$220,000	$236	41

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $64,925
• Equity at exit: $89,998

10-year hold

• IRR: 25.5%
• Equity multiple: 7.54×
• Total profit: $182,968
• Equity at exit: $194,084

Cash invested: $27,972 (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 55810

• Home prices YoY: 11.6%
• Active inventory: 51
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $165

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $234	-5% $199	+0% $165	+5% $130	+10% $96
Rent	-10% $79	-5% $122	+0% $165	+5% $208	+10% $250
Rate	-1.0pp $215	-0.5pp $190	base $165	+0.5pp $139	+1.0pp $113

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 32 DOM
2. 2026-06-19
   days on market $99,900 Active 30 DOM
3. 2026-06-18
   days on market $99,900 Active 29 DOM
4. 2026-06-17
   days on market $99,900 Active 28 DOM
5. 2026-06-16
   days on market $99,900 Active 27 DOM
6. 2026-06-15
   days on market $99,900 Active 26 DOM
7. 2026-06-14
   days on market $99,900 Active 24 DOM
8. 2026-06-13
   days on market $99,900 Active 23 DOM
9. 2026-06-10
   days on market $99,900 Active 21 DOM
10. 2026-06-09
    days on market $99,900 Active 20 DOM
11. 2026-06-08
    days on market $99,900 Active 19 DOM
12. 2026-06-07
    days on market $99,900 Active 18 DOM
13. 2026-06-03
    days on market $99,900 Active 14 DOM
14. 2026-06-02
    days on market $99,900 Active 13 DOM
15. 2026-06-01
    days on market $99,900 Active 12 DOM
16. 2026-05-31
    days on market $99,900 Active 11 DOM
17. 2026-05-30
    days on market $99,900 Active 10 DOM
18. 2026-05-20
    listed $99,900 Active

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

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 ≥89°F today · 13 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: $12,991
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,906
• Taxable income: $412
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,879/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready home offers a good condition with modern finishes and a well-maintained exterior. Simple updates can further enhance its curb appeal and market value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace vinyl windows with energy-efficient ones — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace vinyl windows with energy-efficient ones — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Proctor Public School District
• NCES district ID: 2730090
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 49% ▼ -11.00%
• Median HH income: $61,151
• Composite: 38.84/100
• National rank: #4106
• State rank: #177 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): 8,305

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 2% Asian 1% Black 1%
• Common ancestry: Portuguese 13% Romanian 5% Lithuanian 3%
• Foreign-born: 1% · China, Vietnam
• Languages at home: 98% English-only · 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: ▲ 53.59%
• Current HPI: 515.02
• 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

1 event — show timeline

• 2026-05-20 Listed $99,900 LSAR