2 Barker Dr · Duluth, MN 55808

$169,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 3 Days on market

Built 2007 Fair condition Est $152k · 12% over

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Why this score? — see what drove the F 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 +12.6/30.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

2007 3 bedroom, 2 bath manufactured Home in Vintage Acres awaits its new owner. The home features a kitchen island & pantry, large master suite, & laundry of the side door. Outside you'll find a large deck off your dining room & a nice 3-car garage on a corner lot. Home is close by playgrounds. Park approval required. Call for your appointment today.

Key facts

• Pantry
• Large deck
• Close by playgrounds

Tags

• KITCHEN ISLAND
• PANTRY
• LARGE DECK
• CORNER LOT
• CLOSE BY PLAYGROUNDS

Property features AI

Finance

• Other: Above-grade finished living area approximately 1,404 square feet; Main-level finished area approximately 1,404 square feet
• HOA & community: Land is leased (land lease fee listed separately)

Exterior

• Parking: Asphalt driveway; 3-car detached garage (garage dimensions approximately 28 x 32)
• Utilities: City water connected; City sewer connected; Natural gas service
• Home design: Residential single-story manufactured home; One level; Slab foundation; Entry faces unspecified direction
• Construction: Asphalt roof; Foundation dimensions approximately 27 x 52
• Exterior features: Vinyl siding; Deck; Corner lot; Paved street frontage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms (including a full primary and a main-floor full bath)
• Heating & cooling: Forced air heat; No central air
• Interior features: Open kitchen/dining area; Crawl space basement; No internal stairs (single-level living)
• Laundry & utility: Washer and dryer; Main-level laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (14.2% below list).
• Recommended offer: $146k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Duluth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stowe Elementary (math 37% / reading 52%, grade F, #534 of 857 statewide, top 66%, 239 students, 70% FRL); Lincoln Park Middle School (math 26% / reading 39%, grade F, #186 of 258 statewide, top 72%, 524 students, 66% FRL); Denfeld High School (math 32% / reading 42%, grade F, #282 of 471 statewide, top 63%, 940 students, 56% FRL) — zoned schools average 64% FRL vs 39% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $145,709 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $151,632
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 W Stowe St	0.18mi	3/2.0	1,344 (-4%)	7mo	$145,000	$108	79
5 Barker Dr	0.04mi	3/2.0	1,280 (-9%)	10mo	$48,900	$38	75
9 Bubalo Dr	0.12mi	3/2.0	1,228 (-12%)	17mo	$53,000	$43	59
1123 104th Ave Ave W	0.56mi	2/2.0 (-1)	1,451 (+3%)	8mo	$193,000	$133	57
24 George Pine Cr Cir	0.34mi	3/2.0	1,216 (-13%)	6mo	$57,000	$47	57
1127 104th Ave Ave W	0.57mi	2/2.0 (-1)	1,398 (-0%)	22mo	$197,000	$141	49
13 Griak Dr	0.39mi	3/2.0	1,216 (-13%)	22mo	$65,000	$53	41
1311 104th Ave Ave W	0.70mi	2/1.5 (-1)	1,319 (-6%)	20mo	$210,000	$159	33

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-28,977
• Equity at exit: $25,333

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-27,032
• Equity at exit: $14,690

Cash invested: $47,572 (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 55808

• Home prices YoY: -29.8%
• Active inventory: 36
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-23

Break-even live

Break-even rent $1,486

Max offer price $166,566

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $36	+0% $-23	+5% $-82	+10% $-140
Rent	-10% $-138	-5% $-81	+0% $-23	+5% $35	+10% $92
Rate	-1.0pp $63	-0.5pp $20	base $-23	+0.5pp $-67	+1.0pp $-112

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $169,900 Active 3 DOM
2. 2026-06-19
   remarks 357-char remark
3. 2026-06-19
   listed $169,900 Active 1 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 2/10 Low 7 d/yr ≥90°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: $17,485
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,943
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $484/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 · 2 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, focusing on roof replacement, exterior repairs, and landscaping to significantly enhance its value.

Repairs flagged

• Major roof — Signs of wear and tear
• Major siding — Weathered and peeling
• Major fencing — Old and in need of repair

Value-add opportunities

• Both Landscaping and fencing repair — Enhances curb appeal and property value
• Both Roof replacement — Critical for structural integrity and long-term value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and tear	Major	$15,000–50,000
siding · Weathered and peeling	Major	$15,000–50,000
fencing · Old and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and fencing repair — Enhances curb appeal and property value ↑
• Both Roof replacement — Critical for structural integrity and long-term 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: 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): 5,325

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 6% Native American 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 14% Romanian 8% Lithuanian 5%
• Foreign-born: 1% · Canada

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: ▼ -100.66%
• Current HPI: 237.4607
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $169,900 LSAR
• 2026-06-18 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid