1312 5th Ave S

Duplex · 2 units: 4 bed / 2 bath ×2 unit split estimated · 3,074 sq ft

Far off

39 photos

Photos courtesy of Keller Williams Preferred Realty, via Realtor.com.

Asking price: $350,000
Monthly cash flow: −$1,291
Estimated rent: $1,700/mo
Break-even price: $107,399

Adjust the numbers See the full breakdown

From the listing

Welcome to this awesome opportunity. This duplex is large, with 4 bedrooms and 2 bathrooms on each side. Each unit is spacious with 1500 square feet of living space and lots of natural light. Built in 2007, it is newer than most other multifamily homes in the area. This home is located near Saint Cloud State University, so there is no shortage of renters in the area. This listing is only being made available due to seller locating to a new area. If you are a local investor, or have always wanted an investment property, this is the perfect place for you to check out. Unit 1310 is currently rented for $1500 a month, while unit 1312 is vacant. Perfect for an owner occupant, or an investor wanting to add to their portfolio.

Listing courtesy of Keller Williams Preferred Realty (Anna Thompson). Description from Realtor.com, MLS #6814301. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 2007 side-by-side duplex with 4 beds and 2 baths per side, listed at $350K after 334 days. No actual rent is confirmed; our numbers use an estimated $850 per unit, or $1,700 total. Our underwriting shows about -$1,291 a month and a 2.0% cap rate, and break-even is near $107K, so the price does not work on these numbers. Our per-unit rent estimate is well below what a 4-bed near campus might claim, so if the seller states a higher rent, confirm it with a lease and proof of payment. Check first for a rental license, tax bill and whether a 4-bed near campus really rents for that. Worth a showing only if the seller will come down hard.

Things to consider

Price is far above what the rents support Underwriting shows negative cash flow of about $1,291 a month and break-even near $107K. At today's rates this needs a much lower price or owner-occupancy.
Stated rent does not match our estimate Any stated rent well above our $850 mid estimate for a 4-bed needs proof. If it is real, income improves; if it is not, the numbers are worse.Listing says: “Unit 1310 is currently rented for $1500 a month”
Half the building is vacant You carry costs and need to lease a 4-bed. Student demand helps, but you need to price it to the market.Listing says: “while unit 1312 is vacant”
Taxes and unit count are unverified We could not match a county parcel, so the tax bill is a guess. Taxes could shift the cash flow much further.
Long time on market gives room to negotiate 334 days with the seller relocating suggests motivation. Offers should be anchored to income, not to ask.

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Rents the listing states

1310: $1,500Listing says: Unit 1310 is currently rented for $1500 a month

AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.

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: $350,000
Cash to close: $80,500
Price per unit: $175,000
GRM: 17.2

Each month

Cash flow: −$1,291/mo
Cash-on-cash: −19.2%
Cap rate: 2.0%
DSCR: 0.31×

Break-even

Price that breaks even: $107,399
Rent that breaks even: $3,377/mo

Long run

Year 30: property vs stocks: $799K vs $1.90M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$1,700
Vacancy (6%)	−$102
Collected	$1,598
Property tax Listing	−$293
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$153
Capital reserve (8% of rent)	−$136
Net operating income	$572
Mortgage (principal + interest)	−$1,863
Cash flow	−$1,291
Principal paid down (equity, not cash)	$237

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

If you buy this building$798,569

Your equity when you sell: $798,569
Rental profits, invested at 7%: $0

Same money in stocks$1,903,121

Cash to close, invested at 7%: $612,787
Monthly shortfalls, invested: $1,290,335

Stocks come out $1,104,552 ahead after 30 years.

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 $799K, stocks $1.90M. Stocks win.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.

4 bed / 2 bath estimate $850/mo · range $425–$1,250

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
500 12th St S, Apt 404, Saint Cloud 56301 off market	$395	4 / 2	—	0.1 mi	2025-07-09	94%
500 11th St S, Apt 304, Saint Cloud 56301 off market	$1,100	4 / 2	—	0.2 mi	2025-06-12	94%
500 11th St S, Apt 301, Saint Cloud 56301 off market	$275	4 / 2	—	0.2 mi	2025-06-12	94%
500 11th St S, Apt 202, Saint Cloud 56301 off market	$1,100	4 / 2	—	0.2 mi	2025-06-12	94%
500 11th St S, Apt 105, Saint Cloud 56301 off market	$1,100	4 / 2	—	0.2 mi	2025-06-12	94%
500 11th St S, Apt 305, Saint Cloud 56301 off market	$1,100	4 / 2	—	0.2 mi	2025-06-12	94%
A 1501 7th Ave S, Unit 103, Saint Cloud 56301	$1,450	4 / 2	—	0.2 mi	2025-07-09	94%
A 900 7th Ave S, Unit 102, Saint Cloud 56301 off market	$1,300	4 / 2	—	0.3 mi	2025-07-09	94%
411 5th Ave S, Apt 102, Saint Cloud 56301 off market	$325	4 / 2	—	0.7 mi	2025-06-13	93%
411 5th Ave S, Apt 201, Saint Cloud 56301 off market	$325	4 / 2	—	0.7 mi	2025-06-13	93%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. 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 1312 5TH AVE S
mediumAsking is $242,601 above the price where cash flow breaks even ($107,399) at the default scenario. Based on: Derived: price $350,000 vs. break-even $107,399
mediumVacant unit with no rent history; the one stated rent is unverified and lease terms are not given Listing says: while unit 1312 is vacant · AI review
mediumSale is explained by the seller relocating, but 334 days on market suggests the price is the problem Based on: data: listing.days_on_market · AI review
lowStudent-rental demand means turnover and wear in 4-bed units Listing says: This home is located near Saint Cloud State University · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 334 days on market
Long time on market gives leverage to negotiate far below ask Based on: data: listing.days_on_market · AI review
2007 build means newer systems and less deferred maintenance than older duplexes Listing says: Built in 2007, it is newer than most other multifamily homes in the area. · AI review
Owner-occupant option: live in one side and rent the other to cut carrying cost Listing says: Perfect for an owner occupant, or an investor wanting to add to their portfolio. · AI review

Questions for the agent

Can you provide the lease, rent roll and proof of payment for unit 1310?
Why has unit 1312 been vacant, and what has it been advertised at?
Do the units have separate furnaces, water heaters and meters, and who pays each utility?
What are the annual property taxes and any special assessments?
Does the city have a rental license for both units, and is it current?
Has the seller received offers, and what price would they accept?

Bottom line

Newer, large duplex in a student market, but $350K is roughly $243K above where the numbers work, so only bid far lower. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2025. 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.	$3,520
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,568
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Price history Realtor.com

On the market since 2025-11-05 (334 days); down $75,000 (17.6%) from the first ask of $425,000; last sold for $129,000 on 2020-12-16.

Date	Event	Price
2026-09-15	Price changed	$350,000
2026-05-28	Price changed	$415,000
2026-01-04	Price changed	$420,000
2025-11-05	Listed	$425,000
2020-12-16	Sold	$129,000
2020-10-22	Price changed	$139,900
2020-09-14	Price changed	$144,900
2020-09-01	Relisted	$149,900
2020-08-31	Removed	$149,900
2020-08-07	Price changed	$149,900
2020-07-22	Price changed	$154,900
2020-06-19	Price changed	$158,900
2020-06-02	Listed	$168,900

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$3,520
County	Stearns
Parcel number	82446780001

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 Saint Cloud on rental licensing before you buy.