611 E 6th St

Duluth, MN · View the listing ↗

Overpriced

42 photos

Photos, via Realtor.com.

Asking price: $289,000
Monthly cash flow: −$337
Estimated rent: $2,500/mo
Break-even price: $225,731

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: $289,000
Cash to close: $66,470
Price per unit: $144,500
GRM: 9.6

Each month

Cash flow: −$337/mo
Cash-on-cash: −6.1%
Cap rate: 5.0%
DSCR: 0.78×

Break-even

Price that breaks even: $225,731
Rent that breaks even: $2,937/mo

Long run

Year 30: property vs stocks: $846K vs $634K
Cash flow turns positive: year 11

Monthly

Monthly breakdown

Rent	$2,500
Vacancy (6%)	−$150
Collected	$2,350
Property tax Listing	−$278
Insurance Estimate	−$215
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	$1,201
Mortgage (principal + interest)	−$1,538
Cash flow	−$337
Principal paid down (equity, not cash)	$196

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	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $260,100 of principal by year 30	$0
Plus rental profits, invested at 7%$77,308 of profit by year 30, before investment growth	$108,746
What you'd walk away with	$768,136
If you put the same money in stocks
Cash to close ($37,570) invested at 7%	$285,992
Monthly shortfalls ($57,311 total by yr 30) investedThe money you'd have put into the building while it lost money	$318,368
What you'd walk away with	$604,361
Building minus stocks	$163,775

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $260,100 of principal by year 30	$0
Plus rental profits, invested at 7%$16,701 of profit by year 30, before investment growth	$19,341
What you'd walk away with	$678,731
If you put the same money in stocks
Cash to close ($37,570) invested at 7%	$285,992
Monthly shortfalls ($117,450 total by yr 30) investedThe money you'd have put into the building while it lost money	$557,951
What you'd walk away with	$843,944
Building minus stocks	−$165,213

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $251,100 of principal by year 30	$0
Plus rental profits, invested at 7%$89,101 of profit by year 30, before investment growth	$129,660
What you'd walk away with	$766,234
If you put the same money in stocks
Cash to close ($36,270) invested at 7%	$276,096
Monthly shortfalls ($47,278 total by yr 30) investedThe money you'd have put into the building while it lost money	$269,670
What you'd walk away with	$545,766
Building minus stocks	$220,468

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $251,100 of principal by year 30	$0
Plus rental profits, invested at 7%$22,772 of profit by year 30, before investment growth	$27,268
What you'd walk away with	$663,842
If you put the same money in stocks
Cash to close ($36,270) invested at 7%	$276,096
Monthly shortfalls ($101,696 total by yr 30) investedThe money you'd have put into the building while it lost money	$496,265
What you'd walk away with	$772,361
Building minus stocks	−$108,519

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $231,200 of principal by year 30	$0
Plus rental profits, invested at 7%$118,645 of profit by year 30, before investment growth	$187,009
What you'd walk away with	$846,399
If you put the same money in stocks
Cash to close ($66,470) invested at 7%	$505,987
Monthly shortfalls ($21,627 total by yr 30) investedThe money you'd have put into the building while it lost money	$128,386
What you'd walk away with	$634,373
Building minus stocks	$212,026

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $231,200 of principal by year 30	$0
Plus rental profits, invested at 7%$39,797 of profit by year 30, before investment growth	$51,537
What you'd walk away with	$710,928
If you put the same money in stocks
Cash to close ($66,470) invested at 7%	$505,987
Monthly shortfalls ($63,525 total by yr 30) investedThe money you'd have put into the building while it lost money	$321,902
What you'd walk away with	$827,889
Building minus stocks	−$116,961

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $223,200 of principal by year 30	$0
Plus rental profits, invested at 7%$131,916 of profit by year 30, before investment growth	$215,116
What you'd walk away with	$851,690
If you put the same money in stocks
Cash to close ($64,170) invested at 7%	$488,478
Monthly shortfalls ($15,737 total by yr 30) investedThe money you'd have put into the building while it lost money	$96,162
What you'd walk away with	$584,640
Building minus stocks	$267,050

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $223,200 of principal by year 30	$0
Plus rental profits, invested at 7%$48,165 of profit by year 30, before investment growth	$64,568
What you'd walk away with	$701,142
If you put the same money in stocks
Cash to close ($64,170) invested at 7%	$488,478
Monthly shortfalls ($52,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$274,602
What you'd walk away with	$763,080
Building minus stocks	−$61,938

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $216,750 of principal by year 30	$0
Plus rental profits, invested at 7%$143,303 of profit by year 30, before investment growth	$240,611
What you'd walk away with	$900,001
If you put the same money in stocks
Cash to close ($80,920) invested at 7%	$615,984
Monthly shortfalls ($11,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,015
What you'd walk away with	$688,998
Building minus stocks	$211,003

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$701,479
Minus 6% selling cost	−$42,089
Minus loan still owedTenants' rent paid down all $216,750 of principal by year 30	$0
Plus rental profits, invested at 7%$55,558 of profit by year 30, before investment growth	$76,654
What you'd walk away with	$736,044
If you put the same money in stocks
Cash to close ($80,920) invested at 7%	$615,984
Monthly shortfalls ($44,677 total by yr 30) investedThe money you'd have put into the building while it lost money	$238,045
What you'd walk away with	$854,029
Building minus stocks	−$117,985

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $209,250 of principal by year 30	$0
Plus rental profits, invested at 7%$157,278 of profit by year 30, before investment growth	$273,572
What you'd walk away with	$910,145
If you put the same money in stocks
Cash to close ($78,120) invested at 7%	$594,669
Monthly shortfalls ($7,688 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,415
What you'd walk away with	$644,084
Building minus stocks	$266,061

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$677,206
Minus 6% selling cost	−$40,632
Minus loan still owedTenants' rent paid down all $209,250 of principal by year 30	$0
Plus rental profits, invested at 7%$64,881 of profit by year 30, before investment growth	$92,642
What you'd walk away with	$729,216
If you put the same money in stocks
Cash to close ($78,120) invested at 7%	$594,669
Monthly shortfalls ($36,037 total by yr 30) investedThe money you'd have put into the building while it lost money	$197,473
What you'd walk away with	$792,143
Building minus stocks	−$62,927

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 $846K, stocks $634K. 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 $1,150–$1,500 · 10 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
611 E 6th St, Duluth	$1,275	2 / 1	100	0.0 mi	2026-06-12	Apartment
523 E 6th St, Duluth	$1,225	2 / 1	800	0.1 mi	2026-08-07	Apartment
627 E 4th St, Duluth	$1,495	2 / 1	850	0.1 mi	2026-05-19	Apartment
308 E 5th St, Duluth	$1,200	2 / 1	587	0.3 mi	2026-08-14	Apartment
918 922 E 5th St, Duluth	$1,300	2 / 1	1,600	0.3 mi	2026-07-02	Apartment
730 E 2nd St, Duluth	$1,550	2 / 2	725	0.3 mi	2024-04-23	Apartment
15 E 4th St Apt B, Duluth	$1,025	2 / 1	—	0.5 mi	—	Apartment
1206 E 3rd St, Duluth	$1,000	2 / 1	609	0.6 mi	2026-05-29	Apartment
1301 E 3rd St, Duluth	$1,200	2 / 1	1,244	0.6 mi	2026-09-29	Apartment
5 W 1st St Apt 312, Duluth	$1,745	2 / 1	—	0.7 mi	2025-06-18	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 611 6TH ST E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 160 days on market
Motivated-seller language: room to negotiate. Listing says: "MOTIVATED SELLER & Great 4 bedroom, 2 bath, up and"

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.	$3,340
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,583
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 1913: +1 pt capital reserve	8% / 9%

Status history

2026-04-28Price increase at $289,000 (was $79,000) · from listing history
2026-04-28New at $289,000

From the listing Listing

Listed as	duplex
Property tax, 2026	$3,340
County	St. Louis County
Parcel number	010-3490-00280

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.