127 N 63rd Ave Ave W · Duluth, MN 55807

$179,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 8 Days on market

Built 1910 0.71 ac lot $156/sqft · 25% below area Est $240k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

It’s rare to find a home under $200,000, and this one is ready to welcome you! Whether you’re tired of renting, looking for your first home, or simply seeking something affordable, this could be the one. The three-bedroom layout offers flexibility, with two bedrooms upstairs and one conveniently located on the main floor. Inside, you’ll find a welcoming living room, a dining area, and an eat-in kitchen. Newer added mudroom, a one-car garage, and a flat backyard with plenty of off-street parking. Updates include a newer water heater, electrical upgrade, and a roof above the kitchen that was replaced in 2025. With all this value, this might be your perfect first home—s

Key facts

• Flat backyard
• Newer water heater
• Roof above kitchen

Tags

• NEWER ADDED MUDROOM
• ELECTRICAL UPGRADE
• FLAT BACKYARD
• OFF-STREET PARKING
• NEWER WATER HEATER
• ROOF ABOVE KITCHEN

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 2-story home
• Construction: Block construction
• Exterior features: Lot dimensions approximately 25 x 125; Lot size about 0.71 acre

Interior

• Bedrooms: Master on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Master bedroom on the main level; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $21 ($251/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 $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 50 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 8 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.
• Current owner paid $10k; list at $180k implies a 1699% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,953 (16.6% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.83% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $240,024
• List price: $179,900
• Delta: -18.80%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5811 Cody St	0.49mi	3/1.0 (+1)	1,150 (0%)	2mo	$200,000	$174	70
10 N 59th Ave Ave W	0.32mi	3/1.0 (+1)	1,205 (+5%)	5mo	$215,000	$178	68
116 S 59th Ave Ave W	0.41mi	3/1.0 (+1)	1,133 (-2%)	7mo	$200,000	$177	68
6223 Tacony St	0.67mi	2/1.5	1,167 (+2%)	1mo	$271,000	$232	64
317 N 61st Ave Ave W	0.20mi	3/1.0 (+1)	1,022 (-11%)	5mo	$150,000	$147	63
914 N 59th Ave Ave W	0.70mi	3/1.0 (+1)	1,126 (-2%)	2mo	$190,000	$169	57
6202 Tacony St	0.65mi	2/1.0	1,086 (-6%)	4mo	$285,000	$262	57
6502 Roosevelt St	0.13mi	3/3.0 (+1)	1,296 (+13%)	6mo	$300,000	$231	54
5914 Raleigh St	0.42mi	2/1.0	998 (-13%)	5mo	$75,000	$75	54
310 S 58th Ave Ave W	0.57mi	3/1.5 (+1)	1,206 (+5%)	5mo	$200,000	$166	54
208 S 71st Ave Ave W	0.59mi	2/1.5	1,040 (-10%)	7mo	$160,000	$154	49
309 S 57th Ave Ave W	0.60mi	3/1.0 (+1)	1,320 (+15%)	6mo	$135,500	$103	37

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-27,845
• Equity at exit: $26,824

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-22,638
• Equity at exit: $15,554

Cash invested: $50,372 (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 55807

• Active inventory: 50
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $21

Break-even live

Break-even rent $1,473

Max offer price $179,900

Occupancy floor 94%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 N 53rd Ave W Duluth, MN	2.0	1.0	931	$1,250	$1.34	43d	1	0.73mi
5725 W 8th St Unit 2 Duluth, MN	3.0	1.0	1300	$1,550	$1.19	21d	1	0.75mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $179,900 Pending 8 DOM
2. 2026-06-10
   days on market $179,900 Active 6 DOM
3. 2026-06-09
   days on market $179,900 Active 5 DOM
4. 2026-06-08
   days on market $179,900 Active 4 DOM
5. 2026-06-07
   days on market $179,900 Active 3 DOM
6. 2026-06-05
   remarks 675-char remark
7. 2026-06-05
   pricestatusdays on marketlisting id $179,900 Active 1 DOM
8. 2026-05-11
   listed $194,900 Active
9. 2002-01-28
   soldstatus $10,000

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $1,879 · $157/mo
• Expected delta: +$135/yr (+$11/mo · 7.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $17,994
• − Mortgage interest: −$10,077
• − Property taxes: −$1,744
• − Insurance: −$900
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,233
• Taxable loss: −$2,839
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $932/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
• County: Saint Louis County · 115,152 people
• City population: 71,097
• Metro: Duluth, MN-WI
• Population (ZIP): 9,763
• Household income: $62,067
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 407.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 4% Native American 1% Black 1%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 4%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -127.84%
• Current HPI: 212.6883
• 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

+1699.0% since first listed

5 events — show timeline

• 2026-06-12 Pending — LSAR
• 2026-06-04 Listed $179,900 LSAR
• 2026-05-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-01-28 Sold (Public Records) $10,000 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,744 · +8.6% YoY. Source: county tax records.