19 E Oxford St · Duluth, MN 55803

$324,900

6 bd · 4.0 ba · 1,650 sqft · MultiFamily · 48 Days on market

Built 1892 Fair condition 0.48 ac lot $197/sqft · 19% above area Est $273k · 19% over

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Why this score? — see what drove the C+ 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
• 1% rule +8.5/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

HUNTER'S PARK-well maintained owner occupied duplex on LARGE lot. Built on a slab. .. so no basement issues and plenty of off street parking. Lower:1 bdrm leased at $1,195 incl utilities. Upper:2 bdrm is vacant as it was owner's unit. Away from the universities yet close to main roads and busline. New efficient boiler in 2022, new carpet in upper unit, new paint and some windows. Lower unit has recently updated bath. Separate entrance for common laundry area. 106x198 lot, lending itself to possible additional housing options with utilities at the street! MONTHLY AVG: Elec $101, water/sew/ gas $167.32, garb $37.53 this is for the WHOLE house.

Key facts

• Off street parking
• New carpet
• Large lot

Tags

• LICENSED DUPLEX
• LARGE LOT
• OFF STREET PARKING
• NEW EFFICIENT BOILER
• NEW CARPET
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $605/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• 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.
• Market conditions: 107 active listings in the ZIP; solid renter incomes; 639 units permitted in St. Louis County in 2024 (338 in 5+ unit buildings).
• At $4,373/mo this rent would consume 50% of the median local household income ($106k/yr) (locally 322% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $272,850
• List price: $324,900
• Delta: 19.08%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $24,443
• Equity at exit: $48,444

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $120,734
• Equity at exit: $28,091

Cash invested: $90,972 (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 55803

• Active inventory: 107
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $4,373 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $1,209

Break-even live

Break-even rent $2,842

Max offer price $324,900

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,372
Total (2 units)			$4,373

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $324,900 Pending 48 DOM
2. 2026-06-05
   days on market $324,900 Active 46 DOM
3. 2026-06-03
   days on market $324,900 Active 45 DOM
4. 2026-06-02
   days on market $324,900 Active 44 DOM
5. 2026-06-01
   days on market $324,900 Active 43 DOM
6. 2026-05-31
   days on market $324,900 Active 42 DOM
7. 2026-05-30
   days on market $324,900 Active 41 DOM
8. 2026-05-12
   price $324,900 649-char remark

   Show marketing remark (649 chars)

   HUNTER'S PARK-well maintained owner occupied duplex on LARGE lot. Built on a slab. .. so no basement issues and plenty of off street parking. Lower:1 bdrm leased at $1,195 incl utilities. Upper:2 bdrm is vacant as it was owner's unit. Away from the universities yet close to main roads and busline. New efficient boiler in 2022, new carpet in upper unit, new paint and some windows. Lower unit has recently updated bath. Separate entrance for common laundry area. 106x198 lot, lending itself to possible additional housing options with utilities at the street! MONTHLY AVG: Elec $101, water/sew/ gas $167.32, garb $37.53 this is for the WHOLE house.

9. 2026-05-08
   price $334,900 649-char remark

   Show marketing remark (649 chars)

   HUNTER'S PARK-well maintained owner occupied duplex on LARGE lot. Built on a slab. .. so no basement issues and plenty of off street parking. Lower:1 bdrm leased at $1,195 incl utilities. Upper:2 bdrm is vacant as it was owner's unit. Away from the universities yet close to main roads and busline. New efficient boiler in 2022, new carpet in upper unit, new paint and some windows. Lower unit has recently updated bath. Separate entrance for common laundry area. 106x198 lot, lending itself to possible additional housing options with utilities at the street! MONTHLY AVG: Elec $101, water/sew/ gas $167.32, garb $37.53 this is for the WHOLE house.

10. 2026-04-19
    listed $339,900 Active 649-char remark

    Show marketing remark (649 chars)

    HUNTER'S PARK-well maintained owner occupied duplex on LARGE lot. Built on a slab. .. so no basement issues and plenty of off street parking. Lower:1 bdrm leased at $1,195 incl utilities. Upper:2 bdrm is vacant as it was owner's unit. Away from the universities yet close to main roads and busline. New efficient boiler in 2022, new carpet in upper unit, new paint and some windows. Lower unit has recently updated bath. Separate entrance for common laundry area. 106x198 lot, lending itself to possible additional housing options with utilities at the street! MONTHLY AVG: Elec $101, water/sew/ gas $167.32, garb $37.53 this is for the WHOLE house.

11. 2019-09-09
    soldstatus $200,000 542-char remark

    Show marketing remark (542 chars)

    Location, location! This duplex is located on an approximate half acre corner lot in Hunter's Park! Historically, this unique property was a carriage house for a neighboring property. Built on a slab, there are no basement issues to be concerned about! Close to UMD, yet in a residential neighborhood, your market for tenants is broad! Vinyl siding, plenty of off street parking! Newer windows! Washer/dryer on site, as well! Rare opportunity for a duplex like this! Respectfully, a 24-hour notice for showing is requested for tenants.

12. 2019-07-22
    listed $199,000 542-char remark

    Show marketing remark (542 chars)

    Location, location! This duplex is located on an approximate half acre corner lot in Hunter's Park! Historically, this unique property was a carriage house for a neighboring property. Built on a slab, there are no basement issues to be concerned about! Close to UMD, yet in a residential neighborhood, your market for tenants is broad! Vinyl siding, plenty of off street parking! Newer windows! Washer/dryer on site, as well! Rare opportunity for a duplex like this! Respectfully, a 24-hour notice for showing is requested for tenants.

ⓘ 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 · 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: $52,476
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$4,198
• − Management: −$4,198
• − Depreciation: −$9,452
• Taxable income: $9,931
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $12,129/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 · 12 photos

Fair 45/100 Moderate rehab

A fair condition multi-family home with moderate rehabilitation needs. The property has potential for increased value with updates to the exterior, interior, and landscaping.

Repairs flagged

• Moderate Exterior siding — Significant wear and discoloration
• Minor Kitchen appliances — Basic and dated

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modernizes the kitchen and improves functionality
• Both Landscaping and curb appeal — Improves the overall appearance and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and discoloration	Moderate	$3,000–15,000
Kitchen appliances · Basic and dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modernizes the kitchen and improves functionality ↑
• Both Landscaping and curb appeal — Improves the overall appearance and marketability ↑

ⓘ 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
• County: Saint Louis County · 115,152 people
• City population: 71,097
• Metro: Duluth, MN-WI
• Population (ZIP): 17,662
• Household income: $105,888
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 322.0

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Portuguese 16% Romanian 7% Lithuanian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Chinese 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: ▼ -363.34%
• Current HPI: 197.6712
• Rent YoY: —
• Metro: Duluth, MN-WI
• 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

+63.3% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $324,900 LSAR
• 2026-05-08 Price Changed $334,900 LSAR
• 2026-04-19 Listed $339,900 LSAR
• 2019-09-09 Sold (MLS) $200,000 LSAR
• 2019-07-22 Listed $199,000 LSAR