614 N 6th Ave E

6 photos

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

Asking price: $419,900
Monthly cash flow: −$374
Estimated rent: $3,750/mo
Break-even price: $349,705

Adjust the numbers See the full breakdown

From the listing

Great investment opportunity in a convenient Duluth location! This spacious triplex offers 3 units with a total of 5 bedrooms and 3 bathrooms, plus over 3,500 square feet of finished space. Each unit features its own kitchen and bath, with functional layouts and plenty of natural light. The property also offers off-street parking for up to 5 vehicles and coin-operated laundry. Conveniently located near area hospitals, colleges, downtown Duluth, shopping, dining, and public transportation. A solid opportunity for an investor or owner-occupant looking for a multi-unit property in a high-demand area.

Listing courtesy of RE/MAX Results (Tom Little). Description from Realtor.com, MLS #6127609. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

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: $419,900
Cash to close: $96,577
Price per unit: $139,967
GRM: 9.3

Each month

Cash flow: −$374/mo
Cash-on-cash: −4.6%
Cap rate: 5.3%
DSCR: 0.83×

Break-even

Price that breaks even: $349,705
Rent that breaks even: $4,235/mo

Long run

Year 30: property vs stocks: $1.34M vs $848K
Cash flow turns positive: year 8

Monthly

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Listing	−$383
Insurance Estimate	−$329
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (9% of rent)	−$338
Net operating income	$1,861
Mortgage (principal + interest)	−$2,235
Cash flow	−$374
Principal paid down (equity, not cash)	$284

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	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 of principal by year 30	$0
Plus rental profits, invested at 7%$157,759 of profit by year 30, before investment growth	$236,607
What you'd walk away with	$1,194,662
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($61,453 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,950
What you'd walk away with	$774,480
Building minus stocks	$420,182

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $377,910 of principal by year 30	$0
Plus rental profits, invested at 7%$49,672 of profit by year 30, before investment growth	$61,914
What you'd walk away with	$1,019,969
If you put the same money in stocks
Cash to close ($54,587) invested at 7%	$415,530
Monthly shortfalls ($134,486 total by yr 30) investedThe money you'd have put into the building while it lost money	$677,739
What you'd walk away with	$1,093,269
Building minus stocks	−$73,300

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 of principal by year 30	$0
Plus rental profits, invested at 7%$171,225 of profit by year 30, before investment growth	$262,835
What you'd walk away with	$1,198,074
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($53,093 total by yr 30) investedThe money you'd have put into the building while it lost money	$315,565
What you'd walk away with	$721,199
Building minus stocks	$476,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $368,910 of principal by year 30	$0
Plus rental profits, invested at 7%$57,757 of profit by year 30, before investment growth	$73,637
What you'd walk away with	$1,008,876
If you put the same money in stocks
Cash to close ($53,287) invested at 7%	$405,634
Monthly shortfalls ($120,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$619,849
What you'd walk away with	$1,025,483
Building minus stocks	−$16,607

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 of principal by year 30	$0
Plus rental profits, invested at 7%$226,240 of profit by year 30, before investment growth	$380,230
What you'd walk away with	$1,338,285
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
Monthly shortfalls ($18,027 total by yr 30) investedThe money you'd have put into the building while it lost money	$112,829
What you'd walk away with	$847,998
Building minus stocks	$490,287

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $335,920 of principal by year 30	$0
Plus rental profits, invested at 7%$93,347 of profit by year 30, before investment growth	$130,128
What you'd walk away with	$1,088,183
If you put the same money in stocks
Cash to close ($96,577) invested at 7%	$735,169
Monthly shortfalls ($66,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$356,209
What you'd walk away with	$1,091,377
Building minus stocks	−$3,194

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 of principal by year 30	$0
Plus rental profits, invested at 7%$240,986 of profit by year 30, before investment growth	$414,626
What you'd walk away with	$1,349,864
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($13,612 total by yr 30) investedThe money you'd have put into the building while it lost money	$86,893
What you'd walk away with	$804,553
Building minus stocks	$545,311

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $327,920 of principal by year 30	$0
Plus rental profits, invested at 7%$103,466 of profit by year 30, before investment growth	$147,666
What you'd walk away with	$1,082,905
If you put the same money in stocks
Cash to close ($94,277) invested at 7%	$717,661
Monthly shortfalls ($57,212 total by yr 30) investedThe money you'd have put into the building while it lost money	$313,415
What you'd walk away with	$1,031,075
Building minus stocks	$51,830

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 of principal by year 30	$0
Plus rental profits, invested at 7%$266,286 of profit by year 30, before investment growth	$477,013
What you'd walk away with	$1,435,068
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
Monthly shortfalls ($7,788 total by yr 30) investedThe money you'd have put into the building while it lost money	$51,280
What you'd walk away with	$946,268
Building minus stocks	$488,800

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,208
Minus 6% selling cost	−$61,152
Minus loan still owedTenants' rent paid down all $314,925 of principal by year 30	$0
Plus rental profits, invested at 7%$121,182 of profit by year 30, before investment growth	$179,939
What you'd walk away with	$1,137,994
If you put the same money in stocks
Cash to close ($117,572) invested at 7%	$894,988
Monthly shortfalls ($43,803 total by yr 30) investedThe money you'd have put into the building while it lost money	$247,688
What you'd walk away with	$1,142,676
Building minus stocks	−$4,682

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$281,579 of profit by year 30, before investment growth	$516,643
What you'd walk away with	$1,451,882
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($5,118 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,349
What you'd walk away with	$908,023
Building minus stocks	$543,859

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$994,935
Minus 6% selling cost	−$59,696
Minus loan still owedTenants' rent paid down all $307,425 of principal by year 30	$0
Plus rental profits, invested at 7%$132,131 of profit by year 30, before investment growth	$200,876
What you'd walk away with	$1,136,115
If you put the same money in stocks
Cash to close ($114,772) invested at 7%	$873,674
Monthly shortfalls ($36,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$212,064
What you'd walk away with	$1,085,737
Building minus stocks	$50,378

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 $1.34M, stocks $848K. 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	0.0 mi	2026-08-07	Apartment
627 E 4th St, Duluth	$1,495	2 / 1	850	0.2 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	0.4 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	0.7 mi	2026-09-29	Apartment
5 W 1st St Apt 312, Duluth	$1,745	2 / 1	—	0.7 mi	2025-06-18	Apartment

1 bed estimate $1,250/mo · range $1,200–$1,400 · 11 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
715 E 6th St, Duluth	$1,350	1 / 1	—	0.1 mi	2026-09-10	Apartment
627 E 4th St, Duluth	$1,200	1 / 1	700	0.2 mi	2026-05-19	Apartment
307 E 3rd St Apt 72, Duluth	$895	1 / 1	—	0.3 mi	—	Apartment
730 E 2nd St, Duluth	$1,200	1 / 1	600	0.4 mi	2024-04-23	Apartment
926 932 E 4th St, Duluth	$1,150	1 / 1	675	0.4 mi	2026-07-28	Apartment
1 W 4th St, Duluth	$1,500	1 / 1	—	0.6 mi	2026-02-12	Apartment
1 E 1st St Unit 1-501, Duluth	$1,400	1 / 1	601	0.6 mi	—	Apartment
1 E 1st St Unit 1-212, Duluth	$1,245	1 / 1	495	0.6 mi	—	Apartment
5 W 1st St Unit 2201, Duluth	$1,495	1 / 1	776	0.7 mi	—	Apartment
5 W 1st St Unit 2-207, Duluth	$1,250	1 / 1	589	0.7 mi	—	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 614 6TH AVE E N

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.	$4,592
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,943
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1914: +1 pt capital reserve	8% / 9%

Status history

2026-08-26New at $419,900

From the listing Listing

Listed as	triplex
Property tax, 2026	$4,592
County	St. Louis County
Parcel number	010-3490-00265

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.