201 E Mccuen St

Duluth, MN · View the listing ↗

Cash flows

26 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $259,000
Monthly cash flow: $484
Estimated rent: $3,600/mo
Break-even price: $349,947

Adjust the numbers See the full breakdown

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $259,000
Cash to close: $59,570
Price per unit: $86,333
GRM: 6.0

Each month

Cash flow: $484/mo
Cash-on-cash: 9.8%
Cap rate: 8.6%
DSCR: 1.35×

Break-even

Price that breaks even: $349,947
Rent that breaks even: $2,971/mo

Long run

Year 30: property vs stocks: $1.84M vs $453K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Listing	−$294
Insurance Estimate	−$300
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,863
Mortgage (principal + interest)	−$1,379
Cash flow	$484
Principal paid down (equity, not cash)	$175

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $233,100 of principal by year 30	$0
Plus rental profits, invested at 7%$453,892 of profit by year 30, before investment growth	$1,010,492
What you'd walk away with	$1,601,433
If you put the same money in stocks
Cash to close ($33,670) invested at 7%	$256,305
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$256,305
Building minus stocks	$1,345,128

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $233,100 of principal by year 30	$0
Plus rental profits, invested at 7%$283,574 of profit by year 30, before investment growth	$560,808
What you'd walk away with	$1,151,749
If you put the same money in stocks
Cash to close ($33,670) invested at 7%	$256,305
Monthly shortfalls ($3,557 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,058
What you'd walk away with	$280,363
Building minus stocks	$871,386

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $224,100 of principal by year 30	$0
Plus rental profits, invested at 7%$475,718 of profit by year 30, before investment growth	$1,080,105
What you'd walk away with	$1,648,230
If you put the same money in stocks
Cash to close ($32,370) invested at 7%	$246,409
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$246,409
Building minus stocks	$1,401,821

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $224,100 of principal by year 30	$0
Plus rental profits, invested at 7%$303,088 of profit by year 30, before investment growth	$615,052
What you'd walk away with	$1,183,177
If you put the same money in stocks
Cash to close ($32,370) invested at 7%	$246,409
Monthly shortfalls ($1,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,690
What you'd walk away with	$255,099
Building minus stocks	$928,078

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $207,200 of principal by year 30	$0
Plus rental profits, invested at 7%$522,918 of profit by year 30, before investment growth	$1,250,892
What you'd walk away with	$1,841,833
If you put the same money in stocks
Cash to close ($59,570) invested at 7%	$453,462
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$453,462
Building minus stocks	$1,388,371

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $207,200 of principal by year 30	$0
Plus rental profits, invested at 7%$349,043 of profit by year 30, before investment growth	$777,149
What you'd walk away with	$1,368,090
If you put the same money in stocks
Cash to close ($59,570) invested at 7%	$453,462
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$453,462
Building minus stocks	$914,628

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $199,200 of principal by year 30	$0
Plus rental profits, invested at 7%$542,078 of profit by year 30, before investment growth	$1,311,223
What you'd walk away with	$1,879,348
If you put the same money in stocks
Cash to close ($57,270) invested at 7%	$435,954
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$435,954
Building minus stocks	$1,443,394

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $199,200 of principal by year 30	$0
Plus rental profits, invested at 7%$368,203 of profit by year 30, before investment growth	$837,480
What you'd walk away with	$1,405,605
If you put the same money in stocks
Cash to close ($57,270) invested at 7%	$435,954
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$435,954
Building minus stocks	$969,651

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $194,250 of principal by year 30	$0
Plus rental profits, invested at 7%$553,934 of profit by year 30, before investment growth	$1,348,553
What you'd walk away with	$1,939,494
If you put the same money in stocks
Cash to close ($72,520) invested at 7%	$552,041
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$552,041
Building minus stocks	$1,387,453

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$628,661
Minus 6% selling cost	−$37,720
Minus loan still owedTenants' rent paid down all $194,250 of principal by year 30	$0
Plus rental profits, invested at 7%$380,059 of profit by year 30, before investment growth	$874,810
What you'd walk away with	$1,465,752
If you put the same money in stocks
Cash to close ($72,520) invested at 7%	$552,041
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$552,041
Building minus stocks	$913,711

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $186,750 of principal by year 30	$0
Plus rental profits, invested at 7%$571,897 of profit by year 30, before investment growth	$1,405,113
What you'd walk away with	$1,973,238
If you put the same money in stocks
Cash to close ($69,720) invested at 7%	$530,726
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$530,726
Building minus stocks	$1,442,512

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$604,388
Minus 6% selling cost	−$36,263
Minus loan still owedTenants' rent paid down all $186,750 of principal by year 30	$0
Plus rental profits, invested at 7%$398,022 of profit by year 30, before investment growth	$931,371
What you'd walk away with	$1,499,496
If you put the same money in stocks
Cash to close ($69,720) invested at 7%	$530,726
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$530,726
Building minus stocks	$968,770

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.84M, stocks $453K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,200/mo · range $1,200–$1,300 · 6 rentals within 9 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
954 N 89th Ave Unit 104, Duluth	$1,200	2 / 1	—	2.5 mi	—	Apartment
954 N 89th Ave Unit 102, Duluth	$1,300	2 / 1	—	2.5 mi	—	Apartment
606 N 60th Ave W, Duluth	$1,300	2 / 1	1,120	6.3 mi	2026-06-16	Apartment
2821 Wicklow St, Duluth	$1,200	2 / 1	760	8.3 mi	2025-07-03	Apartment
2705 W 2nd St, Duluth	$1,195	2 / 1	685	8.4 mi	2026-09-09	Duplex triplex
313 N 21st Ave, West Duluth	$1,195	2 / 1	700	8.9 mi	2026-07-14	Duplex triplex

1 bed estimate $1,200/mo · range $1,050–$1,400 · 36 rentals in St. Louis County

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
5402 Ramsey St, Duluth	$1,755	1 / 1	975	6.2 mi	2025-01-03	Apartment
113-115 N 22nd Ave W, Duluth	$995	1 / 1	537	8.8 mi	2026-03-25	Apartment
715 W 2nd St, Duluth	$1,055	1 / 1	492	10.1 mi	2026-09-05	Apartment
521 W 2nd St, Duluth	$1,260	1 / 1	648	10.3 mi	2025-02-28	Apartment
5 W 1st St Unit 2201, Duluth	$1,495	1 / 1	776	10.7 mi	—	Apartment
5 W 1st St Unit 2-207, Duluth	$1,250	1 / 1	589	10.7 mi	—	Apartment
1 E 1st St Unit 1-501, Duluth	$1,400	1 / 1	601	10.8 mi	—	Apartment
1 E 1st St Unit 1-212, Duluth	$1,245	1 / 1	495	10.8 mi	—	Apartment
1 W 4th St, Duluth	$1,500	1 / 1	—	10.8 mi	2026-02-12	Apartment
307 E 3rd St Apt 72, Duluth	$895	1 / 1	—	11.0 mi	—	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 201 MCCUEN ST E

Opportunities

None found.

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$3,534
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,599
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. built 1914: +1 pt capital reserve	8% / 9%

Status history

2026-08-19Price cut at $259,000 (was $285,000) · from listing history
2026-08-19New at $259,000

From the listing Listing

Listed as	triplex
Property tax, 2025	$3,534
County	St. Louis County
Parcel number	010-3430-01940

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Duluth on rental licensing before you buy.