Real Estate Investing in Duluth, Minnesota (55804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 55804 (Duluth, MN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Duluth, MN (55804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 55804 Duluth
ZIP 55804 inside Saint Louis County looks affordable on the surface — median value of $368K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $368K asset, 55804 is the wrong submarket. If the plan prices in friction, the yield can still work.
On balance, 55804 offers a low basis, the region around Duluth has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 55804 includes headwinds that any investor should price in. Income distribution skews lower than Duluth averages, and tenant stability requires active management.
Strategy in 55804 is an operator game, not a passive one. Put differently, entry prices of $368K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Duluth:
Property Strategy for 55804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $224,314 | $1,310 | 4.2% | +8.0% | $224,314 |
| 2BR | $273,135 | $1,650 | 4.3% | +8.0% | $136,567 |
| 3BR | $345,310 | $2,260 | 4.7% | +7.2% | $115,103 |
| 4BR | $451,227 | $2,770 | 4.4% | +7.5% | $112,807 |
| 5BR | $608,525 | — | — | +8.5% | $121,705 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 55804 Compare?
| Metric | 55804 | Duluth | Duluth, MN-WI | Minnesota |
|---|---|---|---|---|
| Home Value | $368,086 | $278,655 | N/A | $340,597 |
| 5-Year CAGR | 6.3% | 6.2% | N/A | 4.9% |
| Avg Rent | $2,204 | $1,528 | N/A | - |
| Cap Rate | 4.7% | 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 55804 (Duluth, MN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,086 |
| Monthly Rent | $2,204 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (4.7%). 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 55804
Population: 16,018
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 55804
Schools in This ZIP Code
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 2,795 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Duluth, MN?
Rental vacancy in Duluth, MN is elevated. Investors should budget normal turnover but not chronic empty units.
Is it easy to find good tenants in Duluth, MN?
Duluth, MN offers a measured renter base at the $2,204/mo rent level. Tenant turnover is reasonable for well-managed properties.
Should investors consider Duluth, MN?
Yes - Duluth, MN a 3.0/5 investability score. With $368K home prices against $2,204/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Duluth, MN landlord-friendly?
Landlord-friendliness in Duluth, MN is balanced. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What real estate strategy is ideal for Duluth, MN?
The best-fit strategy in Duluth, MN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
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How 55804 ranks in Duluth, MN-WI
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