22 Elder Dr · Duluth, MN 55810

$64,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 17 Days on market

Built 1996 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Don't miss out on the opportunity for affordable housing! This 3 br, 2 bath mobile home sits on a slab in Zenith Terrace. Very large side deck to enjoy the outdoors on. Spaciously large bedroom. Open floor plan with a large kitchen/dining area. Large laundry room and second bathroom. Zenith Terrace has playgrounds, recreational storage available, and a community center. Prospective buyers must also apply through the Zenith Terrace management for approval to purchase. Lot rent of $770 includes mowing and garbage.

Key facts

• Open floor plan
• Large side deck
• Large laundry room

Tags

• LARGE SIDE DECK
• OPEN FLOOR PLAN
• LARGE KITCHEN DINING AREA
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Financial info: Land lease payment $770

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Single family detached residence; One-story
• Construction: Other foundation
• Exterior features: Leased lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Master bedroom on the main floor; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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 $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,926 (1.5% below list)

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: 2.06% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.20%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $175,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Ivy Dr	0.27mi	3/2.0	1,296 (+1%)	2mo	$98,500	$76	84
21 Kalmia Dr	0.15mi	3/2.0	1,216 (-5%)	1mo	$85,000	$70	84
48 Arbutus Dr	0.17mi	3/2.0	1,216 (-5%)	0mo	$70,000	$58	83
7 Greenbriar Dr	0.28mi	2/2.0 (-1)	1,216 (-5%)	1mo	$80,000	$66	73
9234 Brook St	0.44mi	3/2.0	1,216 (-5%)	0mo	$245,000	$201	71
8 4th St	0.47mi	3/2.0	1,371 (+7%)	1mo	$175,000	$128	65
9235 Meadow St	0.40mi	3/1.0	1,309 (+2%)	10mo	$179,000	$137	65
111 2nd St	0.48mi	2/2.5 (-1)	1,332 (+4%)	1mo	$310,000	$233	63
110 Grove St	0.40mi	2/2.0 (-1)	1,156 (-10%)	5mo	$271,000	$234	56
21 4th St	0.51mi	3/2.0	1,390 (+9%)	13mo	$150,000	$108	51
9123 Brook St	0.43mi	2/2.0 (-1)	1,091 (-15%)	7mo	$220,000	$202	45
710 N Boundary Ave	0.69mi	3/2.5	1,411 (+10%)	10mo	$320,000	$227	40

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: 55.4%
• Equity multiple: 5.08×
• Total profit: $74,135
• Equity at exit: $58,467

10-year hold

• IRR: 48.9%
• Equity multiple: 11.34×
• Total profit: $187,868
• Equity at exit: $126,086

Cash invested: $18,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $609

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 50%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $64,900 Active 17 DOM
2. 2026-06-18
   days on market $64,900 Active 16 DOM
3. 2026-06-17
   days on market $64,900 Active 15 DOM
4. 2026-06-16
   days on market $64,900 Active 14 DOM
5. 2026-06-15
   days on market $64,900 Active 13 DOM
6. 2026-06-14
   days on market $64,900 Active 11 DOM
7. 2026-06-13
   days on market $64,900 Active 10 DOM
8. 2026-06-10
   days on market $64,900 Active 8 DOM
9. 2026-06-09
   days on market $64,900 Active 7 DOM
10. 2026-06-08
    days on market $64,900 Active 6 DOM
11. 2026-06-07
    days on market $64,900 Active 5 DOM
12. 2026-06-03
    remarks 518-char remark
13. 2026-06-03
    listed $64,900 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 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: $16,059
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$1,888
• Taxable income: $6,668
• Est. tax owed @ 24.0%: −$1,600
• After-tax cash flow: $5,704/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 mobile home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathrooms, exterior siding, and flooring. Painting and updating fixtures can significantly enhance its appeal and value.

Repairs flagged

• Moderate kitchen cabinets — Cluttered and dated
• Moderate bathroom fixtures — Dated and in need of replacement
• Moderate exterior siding — Weathered and discolored
• Moderate kitchen flooring — Worn and dated

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value
• Both Replace dated kitchen cabinets and flooring — New cabinets and flooring can significantly enhance the home's appeal and value
• Both Replace dated bathroom fixtures — New fixtures can improve functionality and aesthetics
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Cluttered and dated	Moderate	$3,000–15,000
bathroom fixtures · Dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
kitchen flooring · Worn and dated	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Replace dated kitchen cabinets and flooring — New cabinets and flooring can significantly enhance the home's appeal and value ↑
• Both Replace dated bathroom fixtures — New fixtures can improve functionality and aesthetics ↑
• Both Paint exterior siding — Fresh paint can improve the home's curb appeal and 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

1 event — show timeline

• 2026-06-01 Listed $64,900 LSAR