Updated 2026 · Based on median market data for Duluth, MN
Home values in Duluth, MN have appreciated at 2.3% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Duluth continues appreciating at 2.3% annually, the current median of $225,000 would reach approximately $252,093 in 5 years — an equity gain of $27,093 on a property purchased at the median. With a 20% down payment of $45,000, that represents a 60% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $41,550, the projected total return is $68,643 — a 153% cumulative return on the initial investment.
Population growth in Duluth is minimal at 0.2%. Appreciation here is more likely driven by regional economic factors, inflation, and housing stock constraints rather than population-driven demand.
Smart investors evaluate both cash flow AND appreciation. In Duluth, the 3.69% cap rate provides moderate ongoing cash flow, while 2.3% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.