1 Plumtree Cir · Duluth, MN 55810

$89,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 9 Days on market

Built 1996 Fair condition Est $165k · 46% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Your new home awaits in the highly desirable Zenith Terrace neighborhood! The home is a 1996 Marshfield Esquire and includes a 9x18 deck, 8x12 shed, and a 16x24 garage. The home offers a specious layout, one level living, a master bedroom with 2 closets and a bath with garden tub. The additional bedrooms have walk in closets also. New roof in 2019 and well cared for over the years.

Key facts

• 8x12 shed
• One level living
• Bath with garden tub

Tags

• 9X18 DECK
• 8X12 SHED
• 16X24 GARAGE
• ONE LEVEL LIVING
• MASTER BEDROOM WITH 2 CLOSETS
• BATH WITH GARDEN TUB

Property features AI

Finance

• Financial info: Annual taxes: $426
• HOA & community: Land lease: $650

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; Single-story; Entry on main level; Residential zoning
• Construction: Asphalt shingle roof; Slab foundation; Built area above grade: 1,216
• Exterior features: Deck; Shed(s); Satellite dish; Level lot; Paved road access

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Ceiling fans; Eat-in kitchen; Vaulted ceilings; Walk-in closets; Breakfast bar; Main-level primary bedroom
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.5% 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.
• 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: 50 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 $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $165,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Arbutus Dr	0.10mi	3/2.0	1,216 (0%)	1mo	$70,000	$58	95
21 Kalmia Dr	0.21mi	3/2.0	1,216 (0%)	1mo	$85,000	$70	89
7 Greenbriar Dr	0.40mi	2/2.0 (-1)	1,216 (0%)	1mo	$80,000	$66	76
9234 Brook St	0.51mi	3/2.0	1,216 (0%)	1mo	$245,000	$201	76
33 Ivy Dr	0.29mi	3/2.0	1,296 (+7%)	2mo	$98,500	$76	74
4 Plumtree Cir	0.04mi	3/2.0	1,072 (-12%)	8mo	$79,900	$75	72
110 Grove St	0.62mi	2/2.0 (-1)	1,156 (-5%)	5mo	$271,000	$234	54
9123 Brook St	0.42mi	2/2.0 (-1)	1,091 (-10%)	7mo	$220,000	$202	52
9235 Meadow St	0.49mi	3/1.0	1,309 (+8%)	10mo	$179,000	$137	52
8 4th St	0.56mi	3/2.0	1,371 (+13%)	1mo	$175,000	$128	51
111 2nd St	0.64mi	2/2.5 (-1)	1,332 (+10%)	1mo	$310,000	$233	46
132 1st St	0.66mi	2/1.0 (-1)	1,066 (-12%)	12mo	$145,000	$136	30

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: 38.2%
• Equity multiple: 3.94×
• Total profit: $73,983
• Equity at exit: $80,989

10-year hold

• IRR: 32.9%
• Equity multiple: 8.88×
• Total profit: $198,245
• Equity at exit: $174,656

Cash invested: $25,172 (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: 50
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $393

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $455	-5% $424	+0% $393	+5% $361	+10% $330
Rent	-10% $291	-5% $342	+0% $393	+5% $443	+10% $494
Rate	-1.0pp $438	-0.5pp $415	base $393	+0.5pp $369	+1.0pp $346

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $89,900 Active 9 DOM
2. 2026-06-18
   days on market $89,900 Active 8 DOM
3. 2026-06-17
   days on market $89,900 Active 7 DOM
4. 2026-06-16
   days on market $89,900 Active 6 DOM
5. 2026-06-15
   days on market $89,900 Active 5 DOM
6. 2026-06-14
   days on market $89,900 Active 3 DOM
7. 2026-06-13
   remarks 384-char remark
8. 2026-06-13
   listed $89,900 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 14 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: $15,400
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,615
• Taxable income: $3,487
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,874/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

Fair 45/100 Moderate rehab

The home requires moderate updates to kitchen, bathrooms, and exterior to improve its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — outdated and in need of replacement
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale replace bathroom fixtures — modernizing the bathroom
• Resale update exterior siding — enhancing curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale replace bathroom fixtures — modernizing the bathroom ↑
• Resale update exterior siding — enhancing 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

• 2026-06-10 Listed $89,900 LSAR