Ten-Bedroom Duplex with Separate
For Sale
$549,900
1432 E 4th St, Duluth, MN 55805
Two five-bedroom units offer flexible layouts, decorative fireplaces, shared laundry, and off-street resident parking.
Property Size3,183 SF
Price / SF$172.76
Days on Market10
Property Features for 1432 E 4th St
General Information
Standard status
Active
Size
3,183 SF
Property subtype
Multi-Family
Building Details
Year Built
1910
Listing Agency:
RE/MAX Results
(952) 829-2900
Listed By:
Jordan R DeCaro · License #40286367|WI79981-94
Source:
Searchhousesnow
Added: Aug 23
Changed: Aug 29
Last Checked: Aug 31 at 6:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Results
Investment Insights
Based on property information with market context.
Built in 1910, this Duluth duplex contains two five-bedroom units within a 3,183-square-foot property. The upper residence includes three main-level bedrooms plus two finished attic bedrooms, while the lower residence combines two main-floor bedrooms with three additional bedrooms below. Each unit has a bathroom, two refrigerators, a dishwasher, and a decorative fireplace; both fireplaces are non-functional. Original woodwork and hardwood floors contribute architectural character, and the roof has been updated. Two separate boilers provide independent heating for the residences, while laundry is shared in the basement.
The property occupies a lot and a half at 1432 E 4th St in Duluth’s East Hillside neighborhood. It is near local colleges, downtown Duluth, and Lake Superior, with off-street parking supporting the multi-unit configuration. The building is currently leased through May 19, 2027, under terms beginning June 1, 2026. After the current tenancy concludes, the duplex may also support owner occupancy, subject to applicable leasing and occupancy considerations.
The property occupies a lot and a half at 1432 E 4th St in Duluth’s East Hillside neighborhood. It is near local colleges, downtown Duluth, and Lake Superior, with off-street parking supporting the multi-unit configuration. The building is currently leased through May 19, 2027, under terms beginning June 1, 2026. After the current tenancy concludes, the duplex may also support owner occupancy, subject to applicable leasing and occupancy considerations.
Key Highlights
- Two‑unit duplex with 10 total bedrooms and 3,183 square feet
- Upper unit: 5 bedrooms, including 2 finished attic bedrooms
- Lower unit: 5 bedrooms across the main and lower levels
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,365
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.16%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$567,300
$567.3K
Cap Rate 7%
$405,214
$405.2K
Cap Rate 9%
$315,167
$315.2K
Market Conditions
NOI Build-Up for 3,183 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$43.0K $13.50/SF
− Vacancy
−$2.4K −$0.77/SF
EGI
$40.5K $12.73/SF
− OpEx
−$12.2K −$3.82/SF
NOI
$28.4K $8.91/SF
Area
St. Louis County, MN
Vacancy
5.70%
Lease Rate
$13.50 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$567,300
Cap Rate 7%
$405,214
Cap Rate 9%
$315,167
Alternative Uses
Best Use
Multifamily LT 5
$405.2K
$354.6K – $472.8K
NOI $28,365 @ 7.0% cap · market cap 5.16%
Second Best
Apartment 5plus
$372.4K
$325.8K – $434.4K
NOI $26,066 @ 7.0% cap · market cap 4.74%
Theoretical Best
Specialty Retail
$1.23M
$1.08M – $1.44M
NOI $86,431 @ 7.0% cap · market cap 15.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,724
Businesses Nearby
Explore this area
Business Placement
Demographics for 55805, MN
9,731
Population
5,430
Households
1.8
Avg Household Size
31
Median Age
37%
College-Educated
93%
High-School Grad
1.4 sq mi
ZIP Area
6,951
Density / Sq Mi
$43,077
Median Household Income
$26,309
Median Earnings
$984
Median Rent
$171,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two five-bedroom units offer flexible layouts, decorative fireplaces, shared laundry, and off-street resident parking.
Where is this duplex located?
The property is located at 1432 E 4th St Duluth, MN.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑unit duplex with 10 total bedrooms and 3,183 square feet; Upper unit: 5 bedrooms, including 2 finished attic bedrooms; Lower unit: 5 bedrooms across the main and lower levels
