421 10th St

Cloquet, MN · View the listing ↗

Overpriced

27 photos

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

Asking price: $320,000
Monthly cash flow: −$622
Estimated rent: $2,350/mo
Break-even price: $203,048

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: $320,000
Cash to close: $73,600
Price per unit: $160,000
GRM: 11.3

Each month

Cash flow: −$622/mo
Cash-on-cash: −10.1%
Cap rate: 4.1%
DSCR: 0.63×

Break-even

Price that breaks even: $203,048
Rent that breaks even: $3,148/mo

Long run

Year 30: property vs stocks: $783K vs $932K
Cash flow turns positive: year 19

Monthly

Monthly breakdown

Rent	$2,350
Vacancy (6%)	−$141
Collected	$2,209
Property tax Listing	−$331
Insurance Estimate	−$191
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$188
Capital reserve (8% of rent)	−$188
Net operating income	$1,081
Mortgage (principal + interest)	−$1,703
Cash flow	−$622
Principal paid down (equity, not cash)	$217

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	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$16,753 of profit by year 30, before investment growth	$19,213
What you'd walk away with	$749,334
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($134,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$635,069
What you'd walk away with	$951,739
Building minus stocks	−$202,405

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($231,482 total by yr 30) investedThe money you'd have put into the building while it lost money	$925,104
What you'd walk away with	$1,241,774
Building minus stocks	−$511,653

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 of principal by year 30	$0
Plus rental profits, invested at 7%$22,466 of profit by year 30, before investment growth	$26,534
What you'd walk away with	$733,839
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($118,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$572,777
What you'd walk away with	$879,551
Building minus stocks	−$145,712

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($209,656 total by yr 30) investedThe money you'd have put into the building while it lost money	$855,491
What you'd walk away with	$1,162,265
Building minus stocks	−$454,961

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$41,335 of profit by year 30, before investment growth	$53,000
What you'd walk away with	$783,121
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($74,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$371,837
What you'd walk away with	$932,099
Building minus stocks	−$148,978

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$2,337 of profit by year 30, before investment growth	$2,430
What you'd walk away with	$732,551
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($148,536 total by yr 30) investedThe money you'd have put into the building while it lost money	$630,515
What you'd walk away with	$1,190,777
Building minus stocks	−$458,226

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 of principal by year 30	$0
Plus rental profits, invested at 7%$49,355 of profit by year 30, before investment growth	$65,226
What you'd walk away with	$772,530
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($62,891 total by yr 30) investedThe money you'd have put into the building while it lost money	$323,731
What you'd walk away with	$866,485
Building minus stocks	−$93,955

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 of principal by year 30	$0
Plus rental profits, invested at 7%$4,664 of profit by year 30, before investment growth	$4,987
What you'd walk away with	$712,291
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($131,703 total by yr 30) investedThe money you'd have put into the building while it lost money	$572,741
What you'd walk away with	$1,115,495
Building minus stocks	−$403,204

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$58,140 of profit by year 30, before investment growth	$79,253
What you'd walk away with	$809,373
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($52,517 total by yr 30) investedThe money you'd have put into the building while it lost money	$277,427
What you'd walk away with	$959,485
Building minus stocks	−$150,112

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$7,874 of profit by year 30, before investment growth	$8,689
What you'd walk away with	$738,810
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($115,751 total by yr 30) investedThe money you'd have put into the building while it lost money	$516,112
What you'd walk away with	$1,198,170
Building minus stocks	−$459,360

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 of principal by year 30	$0
Plus rental profits, invested at 7%$67,202 of profit by year 30, before investment growth	$94,524
What you'd walk away with	$801,828
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($43,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$236,138
What you'd walk away with	$896,881
Building minus stocks	−$95,053

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 of principal by year 30	$0
Plus rental profits, invested at 7%$11,691 of profit by year 30, before investment growth	$13,310
What you'd walk away with	$720,614
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($101,606 total by yr 30) investedThe money you'd have put into the building while it lost money	$464,172
What you'd walk away with	$1,124,916
Building minus stocks	−$404,302

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 $783K, stocks $932K. Stocks win.

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 $1,175/mo · range $950–$1,375 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1741 Sahlman Ave, Cloquet	$1,210	2 / 1	761	0.4 mi	2025-01-03	Apartment
915 Cloquet Ave # 203, Cloquet	$1,650	2 / 1	686	0.5 mi	—	Apartment
915 Cloquet Ave # 103, Cloquet	$2,000	2 / 1	1,000	0.5 mi	—	Apartment
954 N 89th Ave Unit 104, Duluth	$1,200	2 / 1	—	11.5 mi	—	Apartment
954 N 89th Ave Unit 102, Duluth	$1,300	2 / 1	—	11.5 mi	—	Apartment
606 N 60th Ave W, Duluth	$1,300	2 / 1	1,120	13.4 mi	2026-06-16	Apartment
5402 Ramsey St, Duluth	$1,950	2 / 2	1,174	13.7 mi	2025-01-03	Apartment
3015 Restormel St, Duluth	$775	2 / 1	850	15.2 mi	2026-09-03	Apartment
2821 Wicklow St, Duluth	$1,200	2 / 1	760	15.3 mi	2025-07-03	Apartment
2705 W 2nd St, Duluth	$1,195	2 / 1	685	15.4 mi	2026-09-09	Duplex triplex

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 421 10TH ST
mediumAsking is $116,952 above the price where cash flow breaks even ($203,048) at the default scenario. Based on: Derived: price $320,000 vs. break-even $203,048

Opportunities

None found.

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.	$3,972
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,296
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. base rate	8% / 8%

Status history

2026-09-25New at $320,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,972
County	Carlton
Parcel number	060330280

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 Cloquet on rental licensing before you buy.