25 E 7th St

Duluth, MN · View the listing ↗

Overpriced

20 photos

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

Asking price: $309,000
Monthly cash flow: −$449
Estimated rent: $2,500/mo
Break-even price: $224,616

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: $309,000
Cash to close: $71,070
Price per unit: $154,500
GRM: 10.3

Each month

Cash flow: −$449/mo
Cash-on-cash: −7.6%
Cap rate: 4.6%
DSCR: 0.73×

Break-even

Price that breaks even: $224,616
Rent that breaks even: $3,083/mo

Long run

Year 30: property vs stocks: $840K vs $748K
Cash flow turns positive: year 14

Monthly

Monthly breakdown

Rent	$2,500
Vacancy (6%)	−$150
Collected	$2,350
Property tax Listing	−$294
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$200
Capital reserve (9% of rent)	−$225
Net operating income	$1,196
Mortgage (principal + interest)	−$1,645
Cash flow	−$449
Principal paid down (equity, not cash)	$209

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	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $278,100 of principal by year 30	$0
Plus rental profits, invested at 7%$54,522 of profit by year 30, before investment growth	$71,630
What you'd walk away with	$776,653
If you put the same money in stocks
Cash to close ($40,170) invested at 7%	$305,784
Monthly shortfalls ($81,852 total by yr 30) investedThe money you'd have put into the building while it lost money	$430,255
What you'd walk away with	$736,039
Building minus stocks	$40,614

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $278,100 of principal by year 30	$0
Plus rental profits, invested at 7%$6,620 of profit by year 30, before investment growth	$7,158
What you'd walk away with	$712,180
If you put the same money in stocks
Cash to close ($40,170) invested at 7%	$305,784
Monthly shortfalls ($154,697 total by yr 30) investedThe money you'd have put into the building while it lost money	$694,770
What you'd walk away with	$1,000,554
Building minus stocks	−$288,374

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $269,100 of principal by year 30	$0
Plus rental profits, invested at 7%$64,268 of profit by year 30, before investment growth	$87,079
What you'd walk away with	$769,285
If you put the same money in stocks
Cash to close ($38,870) invested at 7%	$295,888
Monthly shortfalls ($69,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$376,090
What you'd walk away with	$671,979
Building minus stocks	$97,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $269,100 of principal by year 30	$0
Plus rental profits, invested at 7%$10,539 of profit by year 30, before investment growth	$11,747
What you'd walk away with	$693,954
If you put the same money in stocks
Cash to close ($38,870) invested at 7%	$295,888
Monthly shortfalls ($136,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$629,746
What you'd walk away with	$925,634
Building minus stocks	−$231,680

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $247,200 of principal by year 30	$0
Plus rental profits, invested at 7%$91,866 of profit by year 30, before investment growth	$134,923
What you'd walk away with	$839,945
If you put the same money in stocks
Cash to close ($71,070) invested at 7%	$541,003
Monthly shortfalls ($36,844 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,738
What you'd walk away with	$747,741
Building minus stocks	$92,204

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $247,200 of principal by year 30	$0
Plus rental profits, invested at 7%$24,054 of profit by year 30, before investment growth	$29,005
What you'd walk away with	$734,028
If you put the same money in stocks
Cash to close ($71,070) invested at 7%	$541,003
Monthly shortfalls ($89,779 total by yr 30) investedThe money you'd have put into the building while it lost money	$429,808
What you'd walk away with	$970,811
Building minus stocks	−$236,783

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $239,200 of principal by year 30	$0
Plus rental profits, invested at 7%$103,432 of profit by year 30, before investment growth	$156,881
What you'd walk away with	$839,087
If you put the same money in stocks
Cash to close ($68,770) invested at 7%	$523,495
Monthly shortfalls ($29,250 total by yr 30) investedThe money you'd have put into the building while it lost money	$168,365
What you'd walk away with	$691,859
Building minus stocks	$147,228

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $239,200 of principal by year 30	$0
Plus rental profits, invested at 7%$30,553 of profit by year 30, before investment growth	$38,052
What you'd walk away with	$720,259
If you put the same money in stocks
Cash to close ($68,770) invested at 7%	$523,495
Monthly shortfalls ($77,118 total by yr 30) investedThe money you'd have put into the building while it lost money	$378,524
What you'd walk away with	$902,019
Building minus stocks	−$181,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $231,750 of principal by year 30	$0
Plus rental profits, invested at 7%$114,927 of profit by year 30, before investment growth	$179,815
What you'd walk away with	$884,837
If you put the same money in stocks
Cash to close ($86,520) invested at 7%	$658,612
Monthly shortfalls ($22,902 total by yr 30) investedThe money you'd have put into the building while it lost money	$135,115
What you'd walk away with	$793,728
Building minus stocks	$91,109

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$750,024
Minus 6% selling cost	−$45,001
Minus loan still owedTenants' rent paid down all $231,750 of principal by year 30	$0
Plus rental profits, invested at 7%$37,339 of profit by year 30, before investment growth	$47,951
What you'd walk away with	$752,974
If you put the same money in stocks
Cash to close ($86,520) invested at 7%	$658,612
Monthly shortfalls ($66,060 total by yr 30) investedThe money you'd have put into the building while it lost money	$332,240
What you'd walk away with	$990,852
Building minus stocks	−$237,878

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $224,250 of principal by year 30	$0
Plus rental profits, invested at 7%$127,209 of profit by year 30, before investment growth	$205,546
What you'd walk away with	$887,753
If you put the same money in stocks
Cash to close ($83,720) invested at 7%	$637,298
Monthly shortfalls ($17,220 total by yr 30) investedThe money you'd have put into the building while it lost money	$104,286
What you'd walk away with	$741,584
Building minus stocks	$146,169

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$725,751
Minus 6% selling cost	−$43,545
Minus loan still owedTenants' rent paid down all $224,250 of principal by year 30	$0
Plus rental profits, invested at 7%$44,896 of profit by year 30, before investment growth	$59,500
What you'd walk away with	$741,707
If you put the same money in stocks
Cash to close ($83,720) invested at 7%	$637,298
Monthly shortfalls ($55,654 total by yr 30) investedThe money you'd have put into the building while it lost money	$287,228
What you'd walk away with	$924,526
Building minus stocks	−$182,819

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 $840K, stocks $748K. 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 $1,250/mo · range $1,225–$1,550 · 9 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
15 E 4th St Apt B, Duluth	$1,025	2 / 1	—	0.2 mi	—	Apartment
308 E 5th St, Duluth	$1,200	2 / 1	587	0.3 mi	2026-08-14	Apartment
5 W 1st St Apt 312, Duluth	$1,745	2 / 1	—	0.4 mi	2025-06-18	Apartment
523 E 6th St, Duluth	$1,225	2 / 1	800	0.4 mi	2026-08-07	Apartment
327 W 4th St, Duluth	$1,200	2 / 1	803	0.5 mi	2026-08-12	Apartment
611 E 6th St, Duluth	$1,275	2 / 1	100	0.5 mi	2026-06-12	Apartment
627 E 4th St, Duluth	$1,495	2 / 1	850	0.6 mi	2026-05-19	Apartment
529 W 4th St # 2, Duluth	$1,225	2 / 1	750	0.6 mi	—	Apartment
730 E 2nd St, Duluth	$1,550	2 / 2	725	0.7 mi	2024-04-23	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 25 7TH ST E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 97 days on market

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 2026. 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.	$3,530
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,464
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
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 1906: +1 pt capital reserve	8% / 9%

Status history

2026-06-30New at $309,000

From the listing Listing

Listed as	duplex
Property tax, 2026	$3,530
County	St. Louis County
Parcel number	010-1050-00100 & 00090

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.