30 E 11th St · Duluth, MN 55805

$222,800

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 17 Days on market

Built 1915 6,098 sqft lot Est $180k · 24% over

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Why this score? — see what drove the D- 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 +14.3/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A fixer upper on 75x150corner lot with large garage built in 1977.Cash or possible C/D for short term only. Priced below estimated market value. County lists fireplace and 3 bedrooms, but home has no fireplace and 2 bedrooms.

Key facts

• En suite bathroom
• Tiled walk-in shower
• Updated kitchen

Tags

• UPDATED KITCHEN
• SPACIOUS MAIN FLOOR LAUNDRY
• EN SUITE BATHROOM
• TILED WALK-IN SHOWER
• WALK-IN CLOSET SYSTEM
• LOWER LEVEL DEN OFFICE SPACE

Property features AI

Finance

• Other: Average monthly electric about $94; average monthly gas/water/sewer about $236

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Exterior features: Lot approximately 50 x 130 (0.14 acres)

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $39 ($468/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 $183k (17.9% below list).
• Recommended offer: $183k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• At $1,828/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $114k; list at $223k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,816 (17.9% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $180,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 E 8th St	0.19mi	2/1.0 (-1)	975 (+11%)	11mo	$200,000	$205	59
19 W 5th St	0.41mi	2/2.0 (-1)	925 (+5%)	6mo	$218,000	$236	58
512 E 8th St	0.46mi	3/1.0	950 (+8%)	14mo	$155,000	$163	54
416 E 13th St	0.35mi	2/1.0 (-1)	918 (+4%)	23mo	$159,900	$174	52
926 N 8th Ave E	0.65mi	2/1.0 (-1)	881 (+0%)	16mo	$200,000	$227	52
622 E 10th St	0.52mi	2/1.5 (-1)	942 (+7%)	15mo	$236,000	$251	44
1417 N 7th Ave Ave E	0.70mi	2/1.0 (-1)	771 (-12%)	11mo	$152,000	$197	32

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,175
• Equity at exit: $33,220

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-13,637
• Equity at exit: $19,264

Cash invested: $62,384 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,168
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $39

Break-even live

Break-even rent $1,779

Max offer price $222,800

Occupancy floor 93%

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: $55,700
• Closing costs: $6,684
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 E 5th St Duluth, MN	3.0	1.0	850	$1,295	$1.52	13d	1	0.52mi
425 E 5th St Duluth, MN	3.0	1.0	1124	$1,995	$1.77	44d	1	0.52mi
333 N 1st Ave W Apt 3130 Duluth, MN	2.0	2.0	995	$1,830	$1.84	13d	1	0.53mi
502 N Oak Bend Dr Duluth, MN	1.0–2.0	1.0	857	$1,549	$1.81	13d	1	0.72mi
333 E Superior St Duluth, MN	2.0	1.0–2.0	1154	$5,822	$5.05	13d	96	0.78mi
100 N 5th Ave W Duluth, MN	3.0	1.0–2.0	1207	$3,999	$3.31	13d	1	0.80mi
100 N 5th Ave W Duluth, MN	3.0	1.0–2.0	1209	$3,299	$2.73	21d	7	0.80mi
825 N 10th Ave E Duluth, MN	3.0	1.0	1120	$1,800	$1.61	44d	1	0.81mi
521 W 2nd St Duluth, MN	2.0	1.0	592	$1,600	$2.70	13d	2	0.82mi
1120 E Ninth St Apt 1 Duluth, MN	2.0	1.0	700	$1,500	$2.14	13d	1	0.96mi
902 Partridge St Duluth, MN	2.0	1.0	790	$1,380	$1.75	44d	1	1.08mi
723 Kenwood Ave Duluth, MN	1.0–2.0	1.0	800	$1,635	$2.04	13d	1	1.24mi
1125 Glen Place Dr Unit A05 Duluth, MN	2.0	1.0	788	$1,395	$1.77	44d	1	1.31mi
1115 W Michigan St Duluth, MN	2.0	1.0	600	$1,395	$2.33	44d	3	1.34mi
1425 E 2nd St Fl , 1 Duluth, MN	2.0	1.0	1100	$1,450	$1.32	44d	1	1.37mi
1302 W 1st St Apt 1 Duluth, MN	2.0	1.0	942	$1,275	$1.35	44d	1	1.40mi
1302 W 1st St Apt 2 Duluth, MN	2.0	1.0	942	$1,300	$1.38	44d	1	1.40mi

Listing history 14 events

1. 2026-06-19
   days on market $222,800 Active 17 DOM
2. 2026-06-18
   days on market $222,800 Active 16 DOM
3. 2026-06-17
   days on market $222,800 Active 15 DOM
4. 2026-06-16
   days on market $222,800 Active 14 DOM
5. 2026-06-15
   days on market $222,800 Active 13 DOM
6. 2026-06-14
   days on market $222,800 Active 11 DOM
7. 2026-06-13
   days on market $222,800 Active 10 DOM
8. 2026-06-10
   days on market $222,800 Active 8 DOM
9. 2026-06-09
   days on market $222,800 Active 7 DOM
10. 2026-06-08
    days on market $222,800 Active 6 DOM
11. 2026-06-07
    days on market $222,800 Active 5 DOM
12. 2026-06-05
    days on market $222,800 Active 2 DOM
13. 2026-06-03
    remarks 683-char remark
14. 2026-06-03
    listed $222,800 Active 1 DOM

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$384/yr (+$32/mo · 22.2%)

ⓘ 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: $21,938
• − Mortgage interest: −$12,480
• − Property taxes: −$1,728
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$6,481
• Taxable loss: −$3,376
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $1,279/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

+85.7% since first listed

5 events — show timeline

• 2026-06-02 Listed $222,800 LSAR
• 2022-10-27 Sold (Public Records) $113,500 Public Records
• 2022-10-07 Sold (MLS) $113,500 LSAR
• 2022-08-31 Sold (Public Records) $82,018 Public Records
• 2022-08-17 Listed $120,000 LSAR

Property tax history

+5.0%/yr

Latest (2025): $1,728 · +6.0% YoY. Source: county tax records.