Updated 2026 · Based on median market data for Duluth, MN
Duluth's price-to-income ratio is 5.1x — homes cost 5.1 times the local median household income of $48,600. Housing is stretched relative to local incomes. At 5.1x income, a household earning $48,600 can only comfortably afford a home around $170,100 — well below the $250,000 median. This gap locks a large portion of the population into renting, creating deep and persistent rental demand. The national average price-to-income ratio is approximately 4.5x, putting Duluth above the national norm.
A typical mortgage payment on a median-priced home in Duluth (20% down at 7%) is approximately $1,330/mo for principal and interest alone — add taxes and insurance and the all-in payment reaches roughly $1,638/mo. The median rent of $1,680/mo is actually comparable to or more than the cost of buying — this is unusual and may signal rent correction risk, as tenants realize they could build equity for a similar monthly outlay. Monitor this ratio over time — if buying becomes cheaper than renting, expect some tenant attrition as renters convert to homeowners. The gap between $1,680 in rent and $1,638 in ownership costs is a structural driver of your occupancy rates.
The median household income in Duluth is $48,600, with a population of 92,000 growing at 0.2% per year. Duluth is a smaller market. Research the local employment base carefully — smaller cities can be significantly impacted by a single employer relocating or downsizing. Hospital systems, universities, and military bases provide the most stable employment in small markets. Moderate incomes support a working-class to middle-class tenant base.
In Duluth, renters spend approximately 41% of median income on rent — above the 30% affordability threshold. This means your tenant base skews toward cost-burdened households who have no realistic path to homeownership at current prices. While this creates reliable demand, it also means tenants are more sensitive to rent increases and may have thinner financial cushions. The affordable rent ceiling based on 30% of median income is $1,215/mo. Current rents are near this ceiling, meaning further increases must be matched by income growth. With homeownership out of reach for most, expect a deep renter pool that includes professionals, families, and retirees.
Duluth is a smaller market with flat growth. Stability depends heavily on the local employment base. The tight 5% vacancy rate signals strong current demand with little risk of near-term oversupply. Diversify across 2-3 neighborhoods within Duluth to reduce sub-market concentration risk.
Entry into Duluth's rental market requires approximately $57,500 in total capital per property — $50,000 for the 20% down payment plus roughly $7,500 in closing costs, inspections, and initial repairs. This is an exceptionally low barrier to entry. An investor with $150,000 in deployable capital could acquire 2-3 properties, diversifying across neighborhoods and reducing per-unit risk. The low price point makes Duluth one of the most accessible markets for first-time investors. Maintain reserves of at least 6 months of expenses (approximately $9,828 per property) before acquiring. The optimal portfolio size in Duluth depends on your capital and management capacity, but 3-5 properties provides meaningful diversification while remaining manageable for a hands-on investor.
Despite higher relative prices, Duluth compensates with deep rental demand from a large population priced out of homeownership. Focus on neighborhoods where rent growth is strongest and tenant quality is highest. The affordability gap actually works in your favor as a landlord. The bottom line: Duluth's cost of living profile strongly favors rental investors through low entry costs and strong income ratios.
Duluth vs Minnesota state average and national average across key investment metrics. Duluth outperforms both benchmarks on cap rate.