4310 Regent St · Duluth, MN 55804

$349,900

3 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 6 Days on market

Built 1922 6,970 sqft lot Est $343k · at est.

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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 +15.1/30.0
• ARV discount +6.5/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL 4BR/2 BATH LAKESIDE TRAD-BEAUTIFUL NAT WDWK-CROWN MOULDING IN L.R. & FOR DIN RM-HDWD FLRS IN DIN RM-NEW DOUBLE HUNG WINDOWS UP & IN KT-FRESHLY PAINTED INTERIOR-PROFESSIONALLY CLEANED CARPETS-LL FAM RM-SHOWER IN BSMT MAINT FREE SIDING-1 CAR DET

Key facts

• Open floor plan
• Enclosed porch
• Built-in shelves

Tags

• FENCED IN YARD
• ENCLOSED PORCH
• OPEN FLOOR PLAN
• BUILT-IN SHELVES
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Detached garage (1 car); Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 2 stories
• Construction: Asphalt shingle roof; Full, partially finished basement; Above-grade and below-grade finished living areas
• Exterior features: Balcony; Outdoor lighting; Porch (enclosed); Fenced yard

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning unit(s)
• Interior features: Ceiling fans; Natural woodwork; Sauna; Breakfast bar; Pantry; Wood window frames
• Laundry & utility: Washer and dryer included; Washer hookup; Basement laundry/utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $304k (13.1% below list).
• Recommended offer: $304k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Lester Park Elementary (math 73% / reading 77%, grade A, #31 of 857 statewide, top 4%, 575 students, 20% FRL); Ordean East Middle School (math 45% / reading 61%, grade C+, #53 of 258 statewide, top 22%, 989 students, 26% FRL); East High School (math 42% / reading 73%, grade C, #59 of 471 statewide, top 13%, 1,494 students, 23% FRL) — zoned schools average 23% FRL vs 39% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 50% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Duluth Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $172k; list at $350k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $304,166 (13.1% below list)

Questions for the listing agent

1. Built in 1922 — 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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $342,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 N 40th Ave Ave E	0.34mi	3/1.5	1,648 (-3%)	0mo	$315,000	$191	76
4124 Gilliat St	0.21mi	3/1.0	1,586 (-7%)	11mo	$305,000	$192	70
4717 Robinson St	0.39mi	3/1.5	1,756 (+3%)	7mo	$326,000	$186	69
4715 Cooke St	0.48mi	3/2.0	1,647 (-3%)	6mo	$331,111	$201	63
1403 N 47th Ave Ave E	0.72mi	3/2.0	1,696 (-0%)	2mo	$345,000	$203	60
4225 Gladstone St	0.24mi	3/1.5	1,480 (-13%)	6mo	$350,000	$236	60
4106 Gladstone St	0.28mi	3/2.0	1,521 (-11%)	10mo	$306,250	$201	57
4102 Dodge St	0.52mi	4/1.5 (+1)	1,643 (-4%)	10mo	$415,000	$253	55
5003 London Rd	0.66mi	4/2.0 (+1)	1,726 (+1%)	6mo	$290,000	$168	53
4011 Pitt St	0.46mi	4/2.0 (+1)	1,881 (+10%)	0mo	$401,128	$213	52
4811 Pitt St	0.60mi	3/2.5	1,860 (+9%)	8mo	$352,000	$189	44
4614 Tioga St	0.74mi	3/1.0	1,503 (-12%)	7mo	$320,000	$213	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-49,564
• Equity at exit: $52,171

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-34,062
• Equity at exit: $30,253

Cash invested: $97,972 (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 55804

• Active inventory: 100
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $3,042 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $113

Break-even live

Break-even rent $2,899

Max offer price $349,900

Occupancy floor 91%

Sensitivity live

Price	-10% $311	-5% $212	+0% $113	+5% $14	+10% $-86
Rent	-10% $-128	-5% $-8	+0% $113	+5% $233	+10% $353
Rate	-1.0pp $289	-0.5pp $202	base $113	+0.5pp $22	+1.0pp $-70

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3780 London Rd Duluth, MN	1.0–3.0	1.0–2.0	1312	$3,485	$2.66	15d	1	0.63mi
5231 Wyoming St Duluth, MN	3.0	1.0	1500	$2,250	$1.50	23d	1	1.36mi
4932 Norwood St Unit 1 Duluth, MN	4.0	3.0	2000	$2,995	$1.50	46d	1	1.43mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $349,900 Pending 6 DOM
2. 2026-06-03
   days on market $349,900 Active 5 DOM
3. 2026-06-02
   days on market $349,900 Active 4 DOM
4. 2026-06-01
   days on market $349,900 Active 3 DOM
5. 2026-05-31
   days on market $349,900 Active 2 DOM
6. 2026-05-29
   listed $349,900 Active
7. 2013-05-31
   soldstatus $172,500
8. 2007-01-12
   soldstatus $190,000
9. 2007-01-12
   soldstatus $184,900
10. 2007-01-09
    historical 261-char remark

    Show marketing remark (261 chars)

    WONDERFUL 4BR/2 BATH LAKESIDE TRAD-BEAUTIFUL NAT WDWK-CROWN MOULDING IN L.R. & FOR DIN RM-HDWD FLRS IN DIN RM-NEW DOUBLE HUNG WINDOWS UP & IN KT-FRESHLY PAINTED INTERIOR-PROFESSIONALLY CLEANED CARPETS-LL FAM RM-SHOWER IN BSMT MAINT FREE SIDING-1 CAR DET

11. 2007-01-08
    soldstatus $184,900 261-char remark

    Show marketing remark (261 chars)

    WONDERFUL 4BR/2 BATH LAKESIDE TRAD-BEAUTIFUL NAT WDWK-CROWN MOULDING IN L.R. & FOR DIN RM-HDWD FLRS IN DIN RM-NEW DOUBLE HUNG WINDOWS UP & IN KT-FRESHLY PAINTED INTERIOR-PROFESSIONALLY CLEANED CARPETS-LL FAM RM-SHOWER IN BSMT MAINT FREE SIDING-1 CAR DET

12. 2006-07-08
    listed $184,900 261-char remark

    Show marketing remark (261 chars)

    WONDERFUL 4BR/2 BATH LAKESIDE TRAD-BEAUTIFUL NAT WDWK-CROWN MOULDING IN L.R. & FOR DIN RM-HDWD FLRS IN DIN RM-NEW DOUBLE HUNG WINDOWS UP & IN KT-FRESHLY PAINTED INTERIOR-PROFESSIONALLY CLEANED CARPETS-LL FAM RM-SHOWER IN BSMT MAINT FREE SIDING-1 CAR DET

13. 2003-06-09
    soldstatus $169,900
14. 2000-10-13
    soldstatus $134,000

ⓘ 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: $3,716 · $310/mo
• Projected year-2 tax: $3,817 · $318/mo
• Expected delta: +$101/yr (+$8/mo · 2.7%)

ⓘ 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 ≥90°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: $36,500
• − Mortgage interest: −$19,600
• − Property taxes: −$3,716
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − Depreciation: −$10,179
• Taxable loss: −$4,584
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $2,451/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
• City population: 71,097
• Population (ZIP): 16,018

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 14% Scottish 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -253.94%
• Current HPI: 199.4064
• 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

+161.1% since first listed

9 events — show timeline

• 2026-05-29 Listed $349,900 LSAR
• 2013-05-31 Sold (Public Records) $172,500 Public Records
• 2007-01-12 Sold (Public Records) $184,900 Public Records
• 2007-01-12 Sold (Public Records) $190,000 Public Records
• 2007-01-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-08 Sold (MLS) $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-08 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-09 Sold (Public Records) $169,900 Public Records
• 2000-10-13 Sold (Public Records) $134,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,716 · -1.8% YoY. Source: county tax records.