330-332 N 13th Ave E

Duluth, MN · View the listing ↗

Overpriced

12 photos

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

Asking price: $325,000
Monthly cash flow: −$375
Estimated rent: $2,750/mo
Break-even price: $254,591

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: $325,000
Cash to close: $74,750
Price per unit: $162,500
GRM: 9.8

Each month

Cash flow: −$375/mo
Cash-on-cash: −6.0%
Cap rate: 5.0%
DSCR: 0.78×

Break-even

Price that breaks even: $254,591
Rent that breaks even: $3,237/mo

Long run

Year 30: property vs stocks: $959K vs $710K
Cash flow turns positive: year 11

Monthly

Monthly breakdown

Rent	$2,750
Vacancy (6%)	−$165
Collected	$2,585
Property tax Listing	−$310
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$220
Capital reserve (9% of rent)	−$248
Net operating income	$1,355
Mortgage (principal + interest)	−$1,730
Cash flow	−$375
Principal paid down (equity, not cash)	$220

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	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$90,508 of profit by year 30, before investment growth	$128,018
What you'd walk away with	$869,547
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($63,277 total by yr 30) investedThe money you'd have put into the building while it lost money	$352,891
What you'd walk away with	$674,509
Building minus stocks	$195,038

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$22,038 of profit by year 30, before investment growth	$25,857
What you'd walk away with	$767,386
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($127,628 total by yr 30) investedThe money you'd have put into the building while it lost money	$612,617
What you'd walk away with	$934,235
Building minus stocks	−$166,849

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$102,377 of profit by year 30, before investment growth	$149,156
What you'd walk away with	$867,868
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($53,320 total by yr 30) investedThe money you'd have put into the building while it lost money	$304,416
What you'd walk away with	$616,138
Building minus stocks	$251,730

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $283,500 of principal by year 30	$0
Plus rental profits, invested at 7%$28,398 of profit by year 30, before investment growth	$34,282
What you'd walk away with	$752,995
If you put the same money in stocks
Cash to close ($40,950) invested at 7%	$311,722
Monthly shortfalls ($112,162 total by yr 30) investedThe money you'd have put into the building while it lost money	$551,429
What you'd walk away with	$863,151
Building minus stocks	−$110,156

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$137,460 of profit by year 30, before investment growth	$217,546
What you'd walk away with	$959,074
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($23,614 total by yr 30) investedThe money you'd have put into the building while it lost money	$140,759
What you'd walk away with	$709,775
Building minus stocks	$249,299

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$49,433 of profit by year 30, before investment growth	$64,840
What you'd walk away with	$806,368
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($68,408 total by yr 30) investedThe money you'd have put into the building while it lost money	$349,940
What you'd walk away with	$918,956
Building minus stocks	−$112,588

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$150,821 of profit by year 30, before investment growth	$246,008
What you'd walk away with	$964,721
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($17,814 total by yr 30) investedThe money you'd have put into the building while it lost money	$108,890
What you'd walk away with	$660,398
Building minus stocks	$304,323

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$58,048 of profit by year 30, before investment growth	$78,454
What you'd walk away with	$797,167
If you put the same money in stocks
Cash to close ($72,450) invested at 7%	$551,508
Monthly shortfalls ($57,862 total by yr 30) investedThe money you'd have put into the building while it lost money	$303,223
What you'd walk away with	$854,731
Building minus stocks	−$57,564

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$165,462 of profit by year 30, before investment growth	$278,951
What you'd walk away with	$1,020,480
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($12,695 total by yr 30) investedThe money you'd have put into the building while it lost money	$79,617
What you'd walk away with	$772,333
Building minus stocks	$248,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$67,719 of profit by year 30, before investment growth	$94,467
What you'd walk away with	$835,996
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($47,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$257,019
What you'd walk away with	$949,735
Building minus stocks	−$113,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$179,466 of profit by year 30, before investment growth	$312,050
What you'd walk away with	$1,030,762
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($8,736 total by yr 30) investedThe money you'd have put into the building while it lost money	$56,155
What you'd walk away with	$727,556
Building minus stocks	$303,206

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,588
Minus 6% selling cost	−$45,875
Minus loan still owedTenants' rent paid down all $236,250 of principal by year 30	$0
Plus rental profits, invested at 7%$77,286 of profit by year 30, before investment growth	$111,137
What you'd walk away with	$829,850
If you put the same money in stocks
Cash to close ($88,200) invested at 7%	$671,401
Monthly shortfalls ($39,377 total by yr 30) investedThe money you'd have put into the building while it lost money	$217,129
What you'd walk away with	$888,530
Building minus stocks	−$58,680

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 $959K, stocks $710K. 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.

3 bed estimate $1,375/mo · range $1,200–$1,550 · 9 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1201-1205 1/2 E 2nd St, Duluth	$1,150	3 / 1	1,020	0.2 mi	2026-06-12	Apartment
918 922 E 5th St, Duluth	$1,400	3 / 1	1,127	0.3 mi	2026-07-02	Apartment
1829 Jefferson St Units 1831 & 2, Duluth	$1,375	3 / 1	—	0.6 mi	2024-04-03	Apartment
2006 E 2nd St, Duluth	$1,800	3 / 2	—	0.6 mi	—	Apartment
110-114 N 6th Ave E, Duluth	$1,395	3 / 1	862	0.6 mi	2026-06-05	Apartment
407 E 5th St Unit Lower, Duluth	$1,700	3 / 1	1,200	0.8 mi	2024-04-05	Duplex triplex
322-324 E 5th St, Duluth	$1,325	3 / 1	818	0.8 mi	2026-05-02	Apartment
504 N 2nd Ave E, Duluth	$1,200	3 / 1	972	1.0 mi	2026-09-10	Apartment
421 N 1st Ave W, Duluth	$1,200	3 / 1	913	1.3 mi	2026-07-17	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 330-332 13TH AVE E N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 90 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.	$3,722
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,668
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 1896: +1 pt capital reserve	8% / 9%

Status history

2026-07-07New at $325,000

From the listing Listing

Listed as	duplex
Property tax, 2026	$3,722
County	St. Louis County
Parcel number	010-3830-12090

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.