7 Greenbriar Dr · Duluth, MN 55810

$79,900

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

Built 1997 Fair condition

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome home to this charming 2-bedroom, 2-bathroom residence that perfectly blends cozy character with modern updates. As you step through the front door, you are greeted by a spacious living room featuring brand-new carpet and a grand stone fireplace that serves as a stunning focal point. The kitchen is fully equipped with new countertops, a new refrigerator, a gas stove, and a dishwasher, all flowing seamlessly into a bright breakfast nook. Tucked away at the back of the home for maximum privacy, the master suite is a true retreat, boasting a completely remodeled 3/4 bath with a new walk-in shower, fresh linoleum flooring, a modern vanity, and an added window that adds light and airflow.

Key facts

• New walk-in shower
• Modern vanity
• Remodeled 3/4 bath

Tags

• GRAND STONE FIREPLACE
• FULLY EQUIPPED KITCHEN
• BRIGHT BREAKFAST NOOK
• REMODELED 3/4 BATH
• NEW WALK-IN SHOWER
• MODERN VANITY

Property features AI

Finance

• Financial info: Land lease: $750 (if applicable); Annual tax amount listed

Exterior

• Parking: Detached garage with garage door opener; Off-street asphalt parking; 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family detached residence; One-story
• Construction: Asphalt shingle roof
• Exterior features: Deck; Patio; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Exhaust fan
• Bedrooms: Master bedroom on main level
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Fireplace heating; No central air
• Interior features: Ceiling fan(s); Master suite on main level; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.8% 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 $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k 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 $79,900

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: 1.46% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 5.7

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
7 Greenbriar Dr	0.00mi	2/2.0	1,216 (0%)	1mo	$80,000	$66	99
21 Kalmia Dr	0.19mi	3/2.0 (+1)	1,216 (0%)	1mo	$85,000	$70	85
48 Arbutus Dr	0.39mi	3/2.0 (+1)	1,216 (0%)	1mo	$70,000	$58	76
33 Ivy Dr	0.15mi	3/2.0 (+1)	1,296 (+7%)	2mo	$98,500	$76	76
9234 Brook St	0.71mi	3/2.0 (+1)	1,216 (0%)	1mo	$245,000	$201	61
110 Grove St	0.57mi	2/2.0	1,156 (-5%)	5mo	$271,000	$234	61
4 Plumtree Cir	0.39mi	3/2.0 (+1)	1,072 (-12%)	8mo	$79,900	$75	50
111 2nd St	0.72mi	2/2.5	1,332 (+10%)	1mo	$310,000	$233	48
9123 Brook St	0.70mi	2/2.0	1,091 (-10%)	7mo	$220,000	$202	44
8 4th St	0.74mi	3/2.0 (+1)	1,371 (+13%)	1mo	$175,000	$128	38
9235 Meadow St	0.68mi	3/1.0 (+1)	1,309 (+8%)	10mo	$179,000	$137	38
132 1st St	0.68mi	2/1.0	1,066 (-12%)	12mo	$145,000	$136	34

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: 39.0%
• Equity multiple: 3.99×
• Total profit: $66,977
• Equity at exit: $71,980

10-year hold

• IRR: 33.6%
• Equity multiple: 8.99×
• Total profit: $178,836
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $368

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $423	-5% $396	+0% $368	+5% $340	+10% $313
Rent	-10% $276	-5% $322	+0% $368	+5% $414	+10% $460
Rate	-1.0pp $408	-0.5pp $388	base $368	+0.5pp $347	+1.0pp $326

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $79,900 Active

ⓘ 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: $13,979
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,324
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,615/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

This home requires moderate repairs and maintenance, with potential for significant value increase through updates to interior walls, landscaping, and kitchen and bathroom improvements.

Repairs flagged

• Minor kitchen cabinets — existing cabinets
• Minor bathroom fixtures — existing fixtures
• Minor exterior siding — existing siding
• Minor interior walls — existing paint
• Minor windows — existing windows

Value-add opportunities

• Both paint interior walls and trim — fresh paint enhances curb appeal and interior aesthetics
• Both landscape and add curb appeal — improved landscaping enhances curb appeal and property value
• Resale replace kitchen cabinets and countertops — new cabinets and countertops improve functionality and aesthetics
• Resale replace bathroom fixtures and flooring — new fixtures and flooring improve functionality and aesthetics
• Resale repair and paint exterior siding — new siding enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets	Minor	$500–3,000
bathroom fixtures · existing fixtures	Minor	$500–3,000
exterior siding · existing siding	Minor	$500–3,000
interior walls · existing paint	Minor	$500–3,000
windows · existing windows	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both paint interior walls and trim — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscape and add curb appeal — improved landscaping enhances curb appeal and property value ↑
• Resale replace kitchen cabinets and countertops — new cabinets and countertops improve functionality and aesthetics ↑
• Resale replace bathroom fixtures and flooring — new fixtures and flooring improve functionality and aesthetics ↑
• Resale repair and paint exterior siding — new siding enhances curb appeal and property value ↑

ⓘ 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

2 events — show timeline

• 2026-04-30 Pending — LSAR
• 2026-04-21 Listed $79,900 LSAR