Real Estate Investing in Duluth, Minnesota (55802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 55802 (Duluth, MN)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.4 — hard to cash-flow at these prices.
- Lower household income: $38,889 median — tenant affordability is tighter.
What’s happening in Duluth, MN (55802)?
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Market Analysis: 55802 Duluth
ZIP 55802 in Duluth, MN carries a significant set of headwinds. Home values near $489K and rents of $1,605/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 55802 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Duluth have seen price recovery that 55802 has not matched. Saint Louis County data supports the view that the spread is structural rather than temporary.
A notable renter share of 69% in 55802 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Duluth:
Property Strategy for 55802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $483,130 | $1,330 | 2.0% | +9.4% | $241,565 |
| 3BR | $554,524 | $1,820 | 2.4% | +8.2% | $184,841 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 55802 Compare?
| Metric | 55802 | Duluth | Duluth, MN-WI | Minnesota |
|---|---|---|---|---|
| Home Value | $488,900 | $278,655 | N/A | $340,597 |
| 5-Year CAGR | 6.0% | 6.2% | N/A | 4.9% |
| Avg Rent | $1,605 | $1,528 | N/A | - |
| Cap Rate | 2.6% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 55802 (Duluth, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $488,900 |
| Monthly Rent | $1,605 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 55802
Population: 2,560
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 55802
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
LINCOLN PARK MIDDLE SCHOOL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,991 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What investment strategy works best in Duluth, MN?
Investors usually favor careful cash-flow rentals with hands-on management in Duluth, MN. With home values at $489K and rents near $1,605/mo, other strategies can work but produce consistent rather than outsized returns.
Are eviction rules reasonable in Duluth, MN?
Rental owners in Duluth, MN deal with a balanced legal framework. Most standard eviction processes run on reasonable timelines.
How much is rent in Duluth, MN?
Rental rates in Duluth, MN average $1,605/mo. Tenant demand and $489K home values make the yield look reasonable by investor standards.
Should investors worry about vacancy in Duluth, MN?
Vacancy risk in Duluth, MN is elevated. That supports measured cash flow for typical rental holds.
What is the tenant pool like in Duluth, MN?
Duluth, MN draws a reliable base of working renters. Demand at the $1,605/mo rent level is reasonable for standard single-family and small multi rentals.
You know 55802 now. You don’t know where it ranks.
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How 55802 ranks in Duluth, MN-WI
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