Real Estate Investing in Duluth, Minnesota
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Duluth, MN? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (75/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(52/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
CLEAN
No major risk flags on the data we track.
What’s happening in Duluth, MN?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$278,655
Avg Monthly Rent
$1,528
ZIP Codes
10
Market Trends — Duluth, MN
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Duluth, MN. Updated on demand as visitors ask.
Growth & development in Duluth, MN Updated 141 days ago
Duluth sees significant infrastructure investment and new business openings, alongside some downtown business closures and housing development challenges.
Opportunities
- The Twin Ports Interchange project, a $500 million investment, was fully open by October 2025, improving safety and traffic flow. — Enhances transportation efficiency and safety for residents and freight movement. FOX 21 Online
- Minnesota Power's Duluth Loop Reliability Project, approved in March 2023, will build new transmission lines and upgrade substations. — Boosts energy reliability and grid stability for Duluth and the North Shore. Minnesota Power
- Duluth was selected for a $700,000 Department of Energy grant in September 2023 to explore a geothermal district heating system in Lincoln Park. — Promotes sustainable energy and could stabilize heating costs for hundreds of buildings. UMD News
- New businesses like The Golf Cooperative and Bombshell Bridal have opened in Duluth, including at the Miller Hill Mall and Canal Park. — Expands consumer choices and provides new recreational and retail opportunities. PBS North
- The City of Duluth is actively working to remove barriers and advance zoning changes to encourage new downtown investment and housing. — Aims to increase housing options and reactivate downtown foot traffic and activity. B105
Concerns
- Several downtown Duluth businesses, including LuLu's Pizza, Blackwater Lounge, and Hoops Brewing, have permanently closed recently. — Reduces local business variety and can impact downtown vitality. B105
- Plans for a massive housing development in Duluth broke down by June 2025, with concerns about the developer's past performance. — Limits the expansion of housing supply and potential for new residential options. Reddit
- A new I-35 bridge repair project starting July 2025 will cause lane closures and head-to-head traffic through October. — Imposes temporary travel delays and inconvenience for motorists in the area. B105
- The Duluth City Council's December 2025 vote to transfer former golf course land for housing faced resident concerns about transparency. — Raises questions about public input and consent in significant land use decisions. MPR News
Bottom line: Duluth is experiencing significant public infrastructure and energy project investments, but also faces challenges with downtown business closures and housing development.
Local news & events in Duluth, MN Updated 141 days ago
Duluth has seen a mix of vibrant community events, ongoing concerns about crime and housing, and continued efforts to address climate change impacts.
Opportunities
- Duluth hosts numerous annual events like the Homegrown Music Festival, Grandma's Marathon, Bayfront Blues Festival, and Bentleyville Tour of Lights, offering diverse entertainment and community engagement. — These events provide a wide array of cultural, recreational, and social opportunities for residents and visitors. Visit Duluth
- The city is actively pursuing sustainability goals, aiming to reduce greenhouse gas emissions by 50% by 2030 and achieve carbon neutrality by 2050. — This initiative aims to improve environmental quality and create a more resilient future for the community. City of Duluth
- Duluth received a $700,000 grant from the Department of Energy for the design of a community geothermal system. — This investment supports the transition to cleaner energy and potentially reduces energy costs for residents. City of Duluth
- The Duluth Art Institute and Duluth Playhouse offer ongoing opportunities for artistic expression, education, and entertainment. — These institutions provide cultural enrichment and creative outlets for the community. Attractions in Duluth, MN
Concerns
- The most committed crimes in Duluth over the past three months were theft (12% of all crimes) and assault (97% of violent crimes). — High rates of these crimes can lead to feelings of insecurity and potential financial losses for residents. SpotCrime
- Duluth recorded 21 shootings over a three-month period, averaging about 7 shootings per month. — This level of gun violence poses a significant threat to public safety and community well-being. SpotCrime
- Housing has been a well-documented issue in the Duluth area, with increasing costs for middle-class households exacerbated by an aging housing stock and high demand. — Rising housing costs can limit affordable living options and create financial strain for many residents. Essentia Health CHNA
- Duluth-Grand Rapids ranked 149th worst for high ozone days and 35th worst for 24-hour particle pollution out of metropolitan areas in the US. — Poor air quality can lead to serious health issues, including asthma attacks and harm to lung development. American Lung Association
- Frontline healthcare staff in Duluth raised concerns in May 2025 about declining patient care and unsafe staffing levels at Essentia Health, despite the system receiving tax exemptions. — Concerns about patient care and staffing levels can lead to reduced quality of healthcare services for the community. Minnesota Nurses Association
Bottom line: Duluth continues to offer a rich calendar of community events while grappling with persistent challenges in crime, housing affordability, and environmental health.
Schools in Duluth, MN Updated 141 days ago
Duluth Public Schools faces significant budget cuts for the 2026-2027 school year, alongside ongoing facility projects and efforts to address declining enrollment.
Opportunities
- Denfeld High School saw a 7.85% increase in its overall graduation rate. — This indicates improved student outcomes and greater success for graduates. Duluth Public Schools
- Duluth Public Schools maintained its A3 Issuer Rating from Moody's Investors Service as of October 2025. — This reflects solid financial management and a stable economic base, indicating fiscal responsibility. Duluth Public Schools
- The district completed renovations of Rockridge Elementary into Rockridge Academy for therapeutic learning by 2023, within budget. — This provides a specialized, supportive environment for students with unique needs, expanding educational options. Sourcewell
- A new District Service Center and Transportation Building were completed in 2023, increasing efficiency for district operations. — Modernized facilities can lead to better resource allocation and improved support for schools. DSGW Architecture
- The district is developing a new Welcome Center in the former Duluth News Tribune building, expected by Fall 2026. — This 'one-stop shop' will house early childhood, special education, and adult learning programs, centralizing resources. Northern News Now
Concerns
- Duluth Public Schools finalized a plan in March 2026 to address a $4.2 million budget gap for the 2026-2027 school year. — Budget shortfalls can lead to reduced resources and potential cuts to programs or services. Duluth Public Schools
- Budget reductions for 2026-2027 include an estimated $1.25 million from elementary schools and $1.78 million from middle and high schools. — These cuts will impact classroom settings and may lead to larger class sizes and fewer course offerings. Duluth Public Schools
- Approximately 40-58 staff members were notified of displacement in April 2026 due to budget reductions. — Staff displacement can create instability and potentially reduce the quality of educational support. Duluth Public Schools, Northern News Now
- A $52 million technology levy, dubbed "Future Forward," was rejected by voters in May 2024 for the second time in six months. — This prevents updates to classroom technology, software, security, and digital infrastructure critical for student learning. Duluth Public Schools
- The district has experienced a long-term decrease in enrollment, losing over 2,000 students in the last ten years. — Declining enrollment can lead to reduced state aid and potential future school closures. Duluth Public Schools
Bottom line: Duluth Public Schools is navigating significant financial challenges with budget cuts and declining enrollment, while also investing in facility improvements and maintaining its credit rating.
Civic & policy in Duluth, MN Updated 141 days ago
Duluth has seen significant policy changes recently, including a new tenant "Right to Repair" law and adjustments to property taxes and zoning, alongside state-level tax reforms.
Opportunities
- Duluth voters approved a "Right to Repair" ballot initiative in November 2025, allowing tenants to make minor repairs and deduct costs from rent if landlords don't act within 14 days. — This expands tenant autonomy and ensures timely resolution of maintenance issues, improving living conditions. HOME Line / MPR News
- The Duluth City Council passed a budget in December 2024 that effectively kept city property taxes flat for 2025, the first time in a decade. — This reduces the financial burden on existing property owners, increasing disposable income. American Experiment
- St. Louis County's property tax base grew by over $337 million in net new construction in the last year, an all-time high for the county. — This indicates economic growth and increased development, potentially leading to more housing and job opportunities. St. Louis County News
- In October 2024, Governor Walz announced a $200 million manufacturing expansion by Sofidel in Duluth, creating at least 160 new jobs. — This directly creates new employment opportunities and stimulates the local economy. MN.gov
- The city is considering loosening restrictions in R-1 and R-2 zoning districts to allow small-scale commercial businesses, four-plexes, and reduced lot widths. — This could increase housing supply and diversify neighborhood amenities, offering more choices for residents. Reddit (r/duluth)
Concerns
- The Duluth City Council approved a 3.5% net property tax levy for 2026, increasing the projected 2027 budget deficit. — This increases property tax costs for residents and could lead to future financial strain. City of Duluth
- A Duluth childcare center, Lakeside Early Learning, announced its permanent closure in June 2026 due to financial, staffing, and insurance challenges. — This reduces childcare options for 60 families and results in job losses for staff. Bring Me The News
- The Duluth City Council tabled a February 2026 resolution to ban evictions and provide rental assistance for families impacted by federal immigration enforcement. — This leaves vulnerable residents without additional protections against displacement and financial hardship. Reddit (r/duluth)
- The Duluth Tenants Union is signaling potential efforts to introduce a ballot initiative for rent control caps in Duluth, following their successful "Right to Repair" initiative. — Rent control can deter new housing development and reduce housing supply, limiting future choices for residents. LeadingAge Minnesota
- Duluth Public Schools joined a federal lawsuit in February 2026 to block federal immigration enforcement on or near school property, citing fear among students and families. — This policy change creates an environment of fear and instability for some families, disrupting education and community trust. MPR News / Duluth Public Schools
Bottom line: Duluth is experiencing a dynamic policy environment with new tenant protections and economic growth, alongside rising property taxes and concerns over housing affordability and social support.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Duluth, MN-WI
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Duluth, MN. Anonymous, moderated, never written by AI.
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Avg Home Value
$278,655
Avg Monthly Rent
$1,528
1% Rule
✗ Below
Landlord Friendly (MN)
★★★☆☆
🎓 Colleges & Universities in Duluth
3 Colleges
16,330 Students
2,795 Off-Campus Renters
C+
4-Year Public · 9,350 students
📍 ~411 students rent off-campus
C
4-Year Private · 2,979 students
C
2-Year Public · 4,001 students
📍 ~2,384 students rent off-campus
Investor Insight: With 2,795 students living off-campus, Duluth has substantial rental demand from the college population — typically stable, lease-renewing tenants.
Neighborhoods in Duluth
Bayview Heights
10 ZIP codes
Central Business District
10 ZIP codes
Central Hillside
10 ZIP codes
Chester Park/UMD
10 ZIP codes
Cody
10 ZIP codes
Congdon Park
10 ZIP codes
Denfeld
10 ZIP codes
Duluth Heights
10 ZIP codes
East Hillside
10 ZIP codes
Endion
10 ZIP codes
Fairmount
10 ZIP codes
Fond du Lac
10 ZIP codes
Gary
10 ZIP codes
Hunters Park
10 ZIP codes
Irving
10 ZIP codes
Kenwood
10 ZIP codes
Lakeside/Lester Park
10 ZIP codes
Lincoln Park
10 ZIP codes
Morgan Park
10 ZIP codes
Morley Heights/Parkview
10 ZIP codes
ZIP Codes in Duluth, MN
55811
Home Value
$366,514
Rent
$2,002/mo
55804
Home Value
$368,086
Rent
$2,204/mo
55812
Home Value
$357,535
Rent
$1,389/mo
55805
Home Value
$227,779
Rent
$1,317/mo
55807
Home Value
$219,534
Rent
$1,669/mo
55806
Home Value
$217,684
Rent
$1,240/mo
55810
Home Value
$310,674
Rent
$1,224/mo
55808
Home Value
$229,847
Rent
$1,107/mo
55802
Home Value
$488,900
Rent
$1,605/mo
55814
Home Value
$0
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View PlansFrequently Asked Questions About Duluth, MN
Are there empty rentals in Duluth, MN?
Duluth, MN carries elevated vacancy risk. Expect measured absorption at market rents of $1,528/mo.
Is Duluth, MN a good place for real estate investing?
With a 3.0/5 investability score, Duluth, MN ranks as a solid market for rental property investors. Median prices of $279K and rents of $1,528/mo drive the underlying numbers.
How much should I expect to pay for a home in Duluth, MN?
Duluth, MN home values average about $279K. That price point suits investors targeting rentals with $1,528/mo in monthly income.
How do landlord-tenant laws work in Duluth, MN?
The landlord environment in Duluth, MN is balanced. Statewide rules shape most day-to-day operations for rental owners.
Is house hacking profitable in Duluth, MN?
For house hackers, Duluth, MN is a challenging. The $1,528/mo rent on a unit helps defray the mortgage on a $279K property.
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