706 E 11th St · Duluth, MN 55805

$200,000

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 57 Days on market

Built 1911 5,662 sqft lot $173/sqft · 12% below area Est $227k · 12% under

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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 +19.2/30.0
• ARV discount +12.9/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

Key facts

• Oversized yard
• 5,662 sq ft lot
• Built 1911

Tags

• REFINISHED HARDWOOD FLOORS
• DEDICATED PANTRY STORAGE
• OVERSIZED YARD
• CLOSE TO MANY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $193k (3.6% below list).
• Recommended offer: $193k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents rising fast (+4.3%/yr); 42 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• At $1,927/mo this rent would consume 54% of the median local household income ($43k/yr) (locally 927% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $200k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,742 (3.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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. 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: 0.96% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $227,483
• List price: $200,000
• Delta: -12.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1125 N 7th Ave Ave E	0.07mi	3/1.5	1,133 (-2%)	3mo	$260,000	$229	90
1107 N 7th Ave Ave E	0.05mi	4/2.0 (+1)	1,196 (+4%)	4mo	$185,000	$155	79
1230 N 7th Ave E	0.12mi	3/2.0	1,229 (+6%)	1mo	$276,000	$225	79
1210 N 8th Ave Ave E	0.13mi	4/1.0 (+1)	1,112 (-4%)	7mo	$207,200	$186	77
701 E 11th St	0.03mi	3/1.0	1,296 (+12%)	2mo	$139,900	$108	77
505 E 6th St	0.38mi	3/1.0	1,140 (-1%)	6mo	$219,000	$192	76
407 E 6th St	0.42mi	2/1.0 (-1)	1,152 (-0%)	7mo	$205,000	$178	70
710 E 6th St	0.35mi	2/1.0 (-1)	1,106 (-4%)	7mo	$115,000	$104	66
510 N 12th Ave Ave E	0.58mi	3/1.0	1,120 (-3%)	7mo	$115,200	$103	62
323 Plum St	0.53mi	3/1.0	1,068 (-8%)	7mo	$310,000	$290	57
1409 E 10th St	0.62mi	2/1.0 (-1)	1,116 (-3%)	8mo	$285,000	$255	54
117 Parkland Ave	0.71mi	3/1.0	1,070 (-7%)	8mo	$254,108	$237	49

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 · 4.34% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-15,972
• Equity at exit: $29,821

10-year hold

• IRR: 3.5%
• Equity multiple: 1.27×
• Total profit: $14,921
• Equity at exit: $17,292

Cash invested: $56,000 (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 55805

• Home prices YoY: -27.1%
• Rents YoY: 4.3%
• Active inventory: 42
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $217

Break-even live

Break-even rent $1,653

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 N 10th Ave E Duluth, MN	3.0	1.0	1120	$1,800	$1.61	44d	1	0.27mi
1120 E Ninth St Apt 1 Duluth, MN	2.0	1.0	700	$1,500	$2.14	13d	1	0.41mi
425 E 5th St Duluth, MN	3.0	1.0	1124	$1,995	$1.77	44d	1	0.44mi
423 E 5th St Duluth, MN	3.0	1.0	850	$1,295	$1.52	13d	1	0.45mi
916 E 3rd St Duluth, MN	2.0	1.0	1325	$1,750	$1.32	13d	1	0.61mi
902 Partridge St Duluth, MN	2.0	1.0	790	$1,380	$1.75	44d	1	0.61mi
13 E 8th St Duluth, MN	4.0	1.5	1388	$2,000	$1.44	44d	1	0.62mi
426 N 13th Ave E Duluth, MN	3.0	1.0	1248	$1,900	$1.52	13d	1	0.67mi
723 Kenwood Ave Duluth, MN	1.0–2.0	1.0	800	$1,635	$2.04	13d	1	0.74mi
333 E Superior St Duluth, MN	2.0	1.0–2.0	1154	$5,822	$5.05	13d	96	0.79mi
311 E Superior St #902 Duluth, MN	2.0	2.0	1500	$3,995	$2.66	44d	1	0.81mi
513 N 1st Ave W Unit 509 Duluth, MN	2.0	1.0	1300	$1,355	$1.04	44d	1	0.82mi
502 N Oak Bend Dr Duluth, MN	1.0–2.0	1.0	857	$1,549	$1.81	13d	1	0.87mi
333 N 1st Ave W Apt 3130 Duluth, MN	2.0	2.0	995	$1,830	$1.84	13d	1	0.89mi
1425 E 2nd St Fl , 1 Duluth, MN	2.0	1.0	1100	$1,450	$1.32	44d	1	0.89mi
100 N 5th Ave W Duluth, MN	3.0	1.0–2.0	1207	$3,999	$3.31	13d	1	1.24mi
100 N 5th Ave W Duluth, MN	3.0	1.0–2.0	1209	$3,299	$2.73	21d	7	1.24mi
521 W 2nd St Duluth, MN	2.0	1.0	592	$1,600	$2.70	13d	2	1.27mi
1515 Kenwood Ave Duluth, MN	3.0	2.0	1201	$2,350	$1.96	13d	1	1.44mi

Listing history 9 events

1. 2026-05-07
   status Pending 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

2. 2026-05-07
   status Pending 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

3. 2026-04-10
   price $200,000 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

4. 2026-04-08
   price $200,000 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

5. 2026-04-07
   price $219,900 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

6. 2026-03-30
   price $219,900 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

7. 2026-03-11
   listed $229,900 Active 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

8. 2026-03-11
   listed $229,900 Active 532-char remark

   Show marketing remark (532 chars)

   Charming 2-bedroom, 1 bath home located next to Meyers-Wilkins school, offering convenience and everyday practicality. Inside you'll find refinished hardwood floors, newer furnace, metal roof, neutral paint tones and a bright functional layout with plenty of natural light. The kitchen comes complete with a dedicated pantry/storage area, providing ample storage needs. Both bedrooms are comfortably sized and the upper-level space adds flexibility. Full bath completes this level. Good size oversized yard, close to many amenities.

9. 2002-10-15
   soldstatus $86,000

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$79/yr (+$7/mo · 3.8%)

ⓘ 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 ≥91°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: $23,129
• − Mortgage interest: −$11,203
• − Property taxes: −$2,082
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,818
• Taxable loss: −$675
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $2,766/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): 10,602
• Household income: $43,100
• Rent vs Own: 72.7% rent · 27.3% own
• Severe rent burden: 927.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 4% Black 3% Asian 2% Native American 2%
• Common ancestry: Portuguese 13% Romanian 4% Scottish 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -92.92%
• Current HPI: 250.3056
• Rent YoY: ▲ 4.34%
• 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

+132.6% since first listed

9 events — show timeline

• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Pending — LSAR
• 2026-04-10 Price Changed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $200,000 LSAR
• 2026-04-07 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $219,900 LSAR
• 2026-03-11 Listed $229,900 LSAR
• 2026-03-11 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-15 Sold (Public Records) $86,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,082 · +6.4% YoY. Source: county tax records.