Duplex with Lake Superior
For Sale
$249,500
2128 W 6th St, Duluth, MN 55806
Two move-in-ready units offer open living areas, private outdoor space, and off-street parking.
Property Size1,632 SF
Price / SF$152.88
Days on Market12
Property Features for 2128 W 6th St
General Information
Standard status
Active
Size
1,632 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,576
Listing Agency:
RE/MAX Results
(218) 310-2367
Listed By:
Kristopher Kapsner
(218) 310-2367
Source:
Exprealty
Added: Aug 12
Changed: Aug 22
Last Checked: Aug 22 at 3:32AM
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.
This duplex at 2128 W 6th St in Duluth contains 1,632 square feet with two separate units. Each unit includes 2 bedrooms and 1 bathroom, along with an open living-area layout and a large deck oriented toward Lake Superior. Both residences are ready to move into.
The property includes a front yard, a partially fenced backyard, and off-street parking. A newer boiler serves the building. Its setting in the upper Lincoln Park hillside combines residential outdoor space with views toward Lake Superior.
The property includes a front yard, a partially fenced backyard, and off-street parking. A newer boiler serves the building. Its setting in the upper Lincoln Park hillside combines residential outdoor space with views toward Lake Superior.
Key Highlights
- 1,632‑square‑foot duplex with two separate units
- Each unit includes 2 bedrooms and 1 bathroom
- Large decks facing Lake Superior
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
$14,543
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
5.83%
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%
$290,860
$290.9K
Cap Rate 7%
$207,757
$207.8K
Cap Rate 9%
$161,589
$161.6K
Market Conditions
NOI Build-Up for 1,632 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
$22.0K $13.50/SF
− Vacancy
−$1.3K −$0.77/SF
EGI
$20.8K $12.73/SF
− OpEx
−$6.2K −$3.82/SF
NOI
$14.5K $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%
$290,860
Cap Rate 7%
$207,757
Cap Rate 9%
$161,589
Alternative Uses
Best Use
Multifamily LT 5
$207.8K
$181.8K – $242.4K
NOI $14,543 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$190.9K
$167.1K – $222.8K
NOI $13,365 @ 7.0% cap · market cap 5.36%
Theoretical Best
Specialty Retail
$633.1K
$553.9K – $738.6K
NOI $44,315 @ 7.0% cap · market cap 17.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
487
Businesses Nearby
Explore this area
Business Placement
Demographics for 55806, MN
9,761
Population
4,848
Households
2
Avg Household Size
34
Median Age
28%
College-Educated
93%
High-School Grad
3.4 sq mi
ZIP Area
2,871
Density / Sq Mi
$44,962
Median Household Income
$33,868
Median Earnings
$910
Median Rent
$156,500
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 move-in-ready units offer open living areas, private outdoor space, and off-street parking.
Where is this duplex located?
The property is located at 2128 W 6th St Duluth, MN.
What is the asking price?
The asking price for this property is $249,500.
What are key features of this property?
This property features: 1,632‑square‑foot duplex with two separate units; Each unit includes 2 bedrooms and 1 bathroom; Large decks facing Lake Superior
