6 Juniper Ln · Duluth, MN 55810

$59,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 37 Days on market

Built 1992 Good condition $57/sqft · 34% below area Est $91k · 34% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

2 BR, 1 bath Marshfield home with sunken LR. Kitchen/Dining area with island. Bathroom has 2 sinks & laundry area. Shed. Lot rent is $700/month & includes lawn mowing. Home is on a slab. Fresh paint & flooring. Vinyl siding & windows. Garbage is $20/mo. Lot rent is $750/mo and includes lawn mowing. Water/Sewer is metered and paid to Zenith Terrace: $24/mo; Electric: $124/mo average

Key facts

• Shed
• Bathroom has 2 sinks
• Laundry area

Tags

• KITCHEN DINING AREA
• ISLAND
• BATHROOM HAS 2 SINKS
• LAUNDRY AREA
• SHED
• HOME IS ON A SLAB

Property features AI

Finance

• Financial info: Land lease of $700

Exterior

• Parking: Asphalt parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story; Residential zoning
• Construction: Built on slab foundation; Asphalt shingle roof
• Exterior features: Paved road access; Yard shed(s)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom located on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Eat-in kitchen; Kitchen island; Vaulted ceilings; Primary bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level

🏷️ Possibly a rental listed for sale. The $59,900 price doesn't fit this home's estimated sale value (~$90,696) 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/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 37 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.57%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $90,696
• List price: $59,900
• Delta: -33.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Plumtree Cir	0.31mi	3/2.0 (+1)	1,072 (+2%)	8mo	$79,900	$75	68
132 1st St	0.60mi	2/1.0	1,066 (+1%)	12mo	$145,000	$136	60
9123 Brook St	0.60mi	2/2.0	1,091 (+3%)	7mo	$220,000	$202	57
110 Grove St	0.50mi	2/2.0	1,156 (+10%)	5mo	$271,000	$234	53
21 Oak St	0.48mi	2/1.0	924 (-12%)	6mo	$170,000	$184	52
145 2nd St	0.69mi	3/1.0 (+1)	1,056 (0%)	19mo	$217,900	$206	47
121 Oak St	0.58mi	3/1.0 (+1)	934 (-12%)	3mo	$220,000	$236	46
9114 Vinland St	0.63mi	2/1.5	1,116 (+6%)	18mo	$269,900	$242	44

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: 48.3%
• Equity multiple: 4.62×
• Total profit: $60,746
• Equity at exit: $53,963

10-year hold

• IRR: 42.1%
• Equity multiple: 10.35×
• Total profit: $156,817
• Equity at exit: $116,373

Cash invested: $16,772 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $441

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $483	-5% $462	+0% $441	+5% $421	+10% $400
Rent	-10% $356	-5% $399	+0% $441	+5% $484	+10% $527
Rate	-1.0pp $471	-0.5pp $457	base $441	+0.5pp $426	+1.0pp $410

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $59,900 Active 37 DOM
2. 2026-06-19
   days on market $59,900 Active 35 DOM
3. 2026-06-18
   days on market $59,900 Active 34 DOM
4. 2026-06-17
   days on market $59,900 Active 33 DOM
5. 2026-06-16
   days on market $59,900 Active 32 DOM
6. 2026-06-15
   days on market $59,900 Active 31 DOM
7. 2026-06-14
   days on market $59,900 Active 29 DOM
8. 2026-06-13
   days on market $59,900 Active 28 DOM
9. 2026-06-10
   days on market $59,900 Active 26 DOM
10. 2026-06-09
    days on market $59,900 Active 25 DOM
11. 2026-06-08
    days on market $59,900 Active 24 DOM
12. 2026-06-07
    days on market $59,900 Active 23 DOM
13. 2026-06-03
    days on market $59,900 Active 19 DOM
14. 2026-06-02
    days on market $59,900 Active 18 DOM
15. 2026-06-01
    days on market $59,900 Active 17 DOM
16. 2026-05-31
    days on market $59,900 Active 16 DOM
17. 2026-05-30
    days on market $59,900 Active 15 DOM
18. 2026-05-13
    listed $59,900 Active 362-char remark

ⓘ 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: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,743
• Taxable income: $4,617
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,188/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 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed. It has a good foundation and structure, and the interior walls and flooring are in good condition. The kitchen and bathroom need major repairs, and the landscaping could be improved.

Repairs flagged

• Major kitchen appliances — Older and outdated
• Major bathroom vanity — Dated and worn

Value-add opportunities

• Resale New kitchen appliances — Modernizes the kitchen and attracts buyers
• Resale New bathroom vanity — Updates the bathroom and enhances curb appeal
• Both Landscaping — Enhances curb appeal and adds value
• Both Painting interior walls — Freshens the interior and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Older and outdated	Major	$15,000–50,000
bathroom vanity · Dated and worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale New kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale New bathroom vanity — Updates the bathroom and enhances curb appeal ↑
• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting interior walls — Freshens the interior and enhances curb appeal ↑

ⓘ 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

• 2026-05-13 Listed $59,900 LSAR