1324 1st St N
Duplex · 2 units: 4 bed / 1.5 bath and 3 bed / 1.5 bath unit split estimated · 3,492 sq ft
Saint Cloud, MN · View the listing ↗
Photos courtesy of Exp Realty - Broker, via Realtor.com.
- Asking price
- $239,000 2 units · $120K per unit
- Monthly cash flow
- −$650 at 20% down, 7%
- Estimated rent
- $1,675/mo medium confidence
- Break-even price
- $116,906 where cash flow hits $0
First look
This is a big 1910 duplex (3-bed up, 4-bed down) in St. Cloud at $239K, and the numbers don't work. Our underwriting shows about -$650/mo cash flow and a 3.1% cap rate, and break-even is near $117K. The listing gives no rents, no tax figure, no heat type and no utilities, and we couldn't match the county parcel, so taxes and unit count are unverified. Photos show a basic cosmetic refresh with fresh carpet and vinyl plank, but the upper unit looks dated, and one bedroom photo is virtually staged. Get the rent roll, heat setup, roof and electrical details first. At this price it's only worth a showing if the seller moves a lot.
Things to consider
- Price is about double the break-even price Cash flow is negative about $650/mo at asking. Only a deep discount makes this work.
- Rents are unknown and our estimates are wide Our estimates are $800 and $875 per unit. You need actual rents to underwrite.
- Taxes and unit count are unverified Taxes are a big expense on a duplex. Confirm the legal unit count and tax bill.
- Heat and utilities are unknown If the owner pays heat on a 1910 building, expenses rise sharply.
- Seller has been sitting for months 93 days on market suggests the price is not working, so offer from your numbers.
- 1910 build with unknown systems Roof, wiring and plumbing could be costly. Budget for inspection findings.From photo 6
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneNew carpet on main and lower levelsListing says: Brand-new carpet on the main and lower levels provides a fresh update
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
- $239,000
- Cash to close
- $31,070
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$943/mo
- Cash-on-cash
- −36.4%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $94,993
- Rent that breaks even
- $2,900/mo
Long run
- Year 30: property vs stocks
- $545K vs $994K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $239,000
- Cash to close
- $31,070
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$1,085/mo
- Cash-on-cash
- −41.9%
- Cap rate
- 2.4%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $73,359
- Rent that breaks even
- $3,258/mo
Long run
- Year 30: property vs stocks
- $545K vs $1.21M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $229,000
- Cash to close
- $29,770
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$878/mo
- Cash-on-cash
- −35.4%
- Cap rate
- 3.3%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $94,993
- Rent that breaks even
- $2,815/mo
Long run
- Year 30: property vs stocks
- $522K vs $914K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $229,000
- Cash to close
- $29,770
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$1,019/mo
- Cash-on-cash
- −41.1%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $73,359
- Rent that breaks even
- $3,162/mo
Long run
- Year 30: property vs stocks
- $522K vs $1.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $239,000
- Cash to close
- $54,970
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$650/mo
- Cash-on-cash
- −14.2%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $116,906
- Rent that breaks even
- $2,519/mo
Long run
- Year 30: property vs stocks
- $545K vs $954K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $239,000
- Cash to close
- $54,970
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$792/mo
- Cash-on-cash
- −17.3%
- Cap rate
- 2.4%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $90,282
- Rent that breaks even
- $2,830/mo
Long run
- Year 30: property vs stocks
- $545K vs $1.17M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $229,000
- Cash to close
- $52,670
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$597/mo
- Cash-on-cash
- −13.6%
- Cap rate
- 3.3%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $116,906
- Rent that breaks even
- $2,450/mo
Long run
- Year 30: property vs stocks
- $523K vs $876K
- Cash flow turns positive
- year 30
The deal
- Price
- $229,000
- Cash to close
- $52,670
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$738/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 2.5%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $90,282
- Rent that breaks even
- $2,752/mo
Long run
- Year 30: property vs stocks
- $522K vs $1.10M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $239,000
- Cash to close
- $66,920
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$570/mo
- Cash-on-cash
- −10.2%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $124,700
- Rent that breaks even
- $2,416/mo
Long run
- Year 30: property vs stocks
- $546K vs $955K
- Cash flow turns positive
- year 29
The deal
- Price
- $239,000
- Cash to close
- $66,920
- Price per unit
- $119,500
- GRM
- 11.9
Each month
- Cash flow
- −$712/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 2.4%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $96,301
- Rent that breaks even
- $2,714/mo
Long run
- Year 30: property vs stocks
- $545K vs $1.18M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $229,000
- Cash to close
- $64,120
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$520/mo
- Cash-on-cash
- −9.7%
- Cap rate
- 3.3%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $124,700
- Rent that breaks even
- $2,351/mo
Long run
- Year 30: property vs stocks
- $525K vs $879K
- Cash flow turns positive
- year 27
The deal
- Price
- $229,000
- Cash to close
- $64,120
- Price per unit
- $114,500
- GRM
- 11.4
Each month
- Cash flow
- −$662/mo
- Cash-on-cash
- −12.4%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $96,301
- Rent that breaks even
- $2,641/mo
Long run
- Year 30: property vs stocks
- $522K vs $1.10M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,431 |
| PMI | −$134 |
| Cash flow | −$943 |
| Principal paid down (equity, not cash) | $182 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,431 |
| PMI | −$134 |
| Cash flow | −$1,085 |
| Principal paid down (equity, not cash) | $182 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,371 |
| PMI | −$129 |
| Cash flow | −$878 |
| Principal paid down (equity, not cash) | $174 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,371 |
| PMI | −$129 |
| Cash flow | −$1,019 |
| Principal paid down (equity, not cash) | $174 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | −$650 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | −$792 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,219 |
| Cash flow | −$597 |
| Principal paid down (equity, not cash) | $155 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,219 |
| Cash flow | −$738 |
| Principal paid down (equity, not cash) | $155 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,193 |
| Cash flow | −$570 |
| Principal paid down (equity, not cash) | $152 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,193 |
| Cash flow | −$712 |
| Principal paid down (equity, not cash) | $152 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Net operating income | $622 |
| Mortgage (principal + interest) | −$1,143 |
| Cash flow | −$520 |
| Principal paid down (equity, not cash) | $145 |
| Rent | $1,675 |
| Vacancy (6%) | −$100 |
| Collected | $1,574 |
| Property tax Listing | −$192 |
| Insurance Estimate | −$245 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$134 |
| Capital reserve (9% of rent) | −$151 |
| Property management | −$142 |
| Net operating income | $481 |
| Mortgage (principal + interest) | −$1,143 |
| Cash flow | −$662 |
| Principal paid down (equity, not cash) | $145 |
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
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $0
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $215,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $236,513
- Monthly shortfalls, invested
- $757,354
$31,070 put into an index fund instead of the down payment and closing costs.
$198,825 you'd have paid in while the building lost money, invested instead.
Stocks come out $448,557 ahead after 30 years.
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $0
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $215,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $236,513
- Monthly shortfalls, invested
- $977,776
$31,070 put into an index fund instead of the down payment and closing costs.
$279,725 you'd have paid in while the building lost money, invested instead.
Stocks come out $668,979 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $0
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $206,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $226,617
- Monthly shortfalls, invested
- $687,741
$29,770 put into an index fund instead of the down payment and closing costs.
$176,999 you'd have paid in while the building lost money, invested instead.
Stocks come out $391,864 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $0
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $206,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $226,617
- Monthly shortfalls, invested
- $908,162
$29,770 put into an index fund instead of the down payment and closing costs.
$257,899 you'd have paid in while the building lost money, invested instead.
Stocks come out $612,286 ahead after 30 years.
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $0
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $191,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $418,446
- Monthly shortfalls, invested
- $535,518
$54,970 put into an index fund instead of the down payment and closing costs.
$135,129 you'd have paid in while the building lost money, invested instead.
Stocks come out $408,654 ahead after 30 years.
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $0
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $191,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $418,446
- Monthly shortfalls, invested
- $755,940
$54,970 put into an index fund instead of the down payment and closing costs.
$216,030 you'd have paid in while the building lost money, invested instead.
Stocks come out $629,076 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $124
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $183,200 of loan.
$124 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $400,937
- Monthly shortfalls, invested
- $475,310
$52,670 put into an index fund instead of the down payment and closing costs.
$116,092 you'd have paid in while the building lost money, invested instead.
Stocks come out $353,632 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $0
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $183,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $400,937
- Monthly shortfalls, invested
- $695,608
$52,670 put into an index fund instead of the down payment and closing costs.
$196,869 you'd have paid in while the building lost money, invested instead.
Stocks come out $574,053 ahead after 30 years.
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $558
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $179,250 of loan.
$550 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $509,412
- Monthly shortfalls, invested
- $445,956
$66,920 put into an index fund instead of the down payment and closing costs.
$107,058 you'd have paid in while the building lost money, invested instead.
Stocks come out $409,501 ahead after 30 years.
- Your equity when you sell
- $545,309
- Rental profits, invested at 7%
- $0
Sells for $580,116 (value up 3% a year), minus 6% selling cost ($34,807). Rent paid down $179,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $509,412
- Monthly shortfalls, invested
- $665,820
$66,920 put into an index fund instead of the down payment and closing costs.
$187,408 you'd have paid in while the building lost money, invested instead.
Stocks come out $629,923 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $2,331
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $171,750 of loan.
$2,209 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $488,098
- Monthly shortfalls, invested
- $391,169
$64,120 put into an index fund instead of the down payment and closing costs.
$90,754 you'd have paid in while the building lost money, invested instead.
Stocks come out $354,443 ahead after 30 years.
- Your equity when you sell
- $522,492
- Rental profits, invested at 7%
- $0
Sells for $555,843 (value up 3% a year), minus 6% selling cost ($33,351). Rent paid down $171,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $488,098
- Monthly shortfalls, invested
- $609,259
$64,120 put into an index fund instead of the down payment and closing costs.
$169,445 you'd have paid in while the building lost money, invested instead.
Stocks come out $574,864 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
Year 30 (loan paid off): property $545K, stocks $994K. Stocks win.
Year 30 (loan paid off): property $545K, stocks $1.21M. Stocks win.
Year 30 (loan paid off): property $522K, stocks $914K. Stocks win.
Year 30 (loan paid off): property $522K, stocks $1.13M. Stocks win.
Year 30 (loan paid off): property $545K, stocks $954K. Stocks win.
Year 30 (loan paid off): property $545K, stocks $1.17M. Stocks win.
Year 30 (loan paid off): property $523K, stocks $876K. Stocks win.
Year 30 (loan paid off): property $522K, stocks $1.10M. Stocks win.
Year 30 (loan paid off): property $546K, stocks $955K. Stocks win.
Year 30 (loan paid off): property $545K, stocks $1.18M. Stocks win.
Year 30 (loan paid off): property $525K, stocks $879K. Stocks win.
Year 30 (loan paid off): property $522K, stocks $1.10M. 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 / 1.5 bath estimate $800/mo · range $350–$1,250
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 315 6th Ave S, Saint Cloud 56301 off market | $1,400 | 4 / 1 | 0.6 mi | 91% |
| 423 6th Ave S, Saint Cloud 56301 | $330 | 4 / 1 | 0.6 mi | 91% |
| 411 5th Ave S, Apt 102, Saint Cloud 56301 off market | $325 | 4 / 2 | 0.7 mi | 91% |
| 411 5th Ave S, Apt 201, Saint Cloud 56301 off market | $325 | 4 / 2 | 0.7 mi | 91% |
| 817 6th Ave S, Apt 303, Saint Cloud 56301 | $1,340 | 4 / 1 | 0.8 mi | 90% |
| A 900 7th Ave S, Unit 102, Saint Cloud 56301 off market | $1,300 | 4 / 2 | 0.8 mi | 90% |
| 819 5th Ave S, Apt 104, Saint Cloud 56301 off market | $350 | 4 / 1 | 0.8 mi | 90% |
| 1106 13th St S, Saint Cloud 56301 off market | $1,225 | 4 / 1 | 0.8 mi | 90% |
| 500 11th St S, Apt 304, Saint Cloud 56301 off market | $1,100 | 4 / 2 | 1.0 mi | 90% |
| 500 11th St S, Apt 301, Saint Cloud 56301 off market | $275 | 4 / 2 | 1.0 mi | 90% |
3 bed / 1.5 bath estimate $875/mo · range $500–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 426 9th Ave S, Unit 2, Saint Cloud 56301 off market | $1,220 | 3 / 1 | 0.5 mi | 91% |
| 426 9th Ave S, Unit 1, Saint Cloud 56301 off market | $1,300 | 3 / 1 | 0.5 mi | 91% |
| 402 7th Ave S, Saint Cloud 56301 | $420 | 3 / 2 | 0.6 mi | 91% |
| 810 9th Ave S, Saint Cloud 56301 off market | $995 | 3 / 1 | 0.6 mi | 91% |
| 914 12th Ave N, Unit Lower, Saint Cloud 56303 off market | $1,400 | 3 / 1 | 0.7 mi | 91% |
| 750 5th St S, Apt 101, Saint Cloud 56301 | $325 | — / — | 0.5 mi | 85% |
| 395 5th Ave S, Saint Cloud 56301 | $495 | — / — | 0.7 mi | 85% |
| 418 5th Ave S, Saint Cloud 56301 | $550 | — / — | 0.7 mi | 85% |
| 627 5th Ave S, Apt B01, Saint Cloud 56301 | $750 | — / — | 0.7 mi | 85% |
| 900 7th Ave S, Saint Cloud 56301 | $1,150 | — / — | 0.8 mi | 85% |
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
- highPrice is far above what rents support; cash flow is negative at asking Based on: data: underwriting.cash_flow_monthly · AI review
- mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1324 1ST ST N
- mediumAsking is $122,094 above the price where cash flow breaks even ($116,906) at the default scenario. Based on: Derived: price $239,000 vs. break-even $116,906
- lowVirtual staging in photos can hide the true condition of rooms Listing says: Some photos have been virtually staged to show some design potential. · AI review
- lowExterior wood siding with peeling or worn paint and an exterior metal stair; check condition and egress safety Based on: photo 6 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 93 days on market
- Large off-street parking pad and corner lot are tenant-friendly Listing says: the property also offers a large off-street parking pad · AI review
- No rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
- Detached garage visible, possible extra income or storage Based on: photo 6 · AI review
Questions for the agent
- What are the current rents, lease terms and security deposits for each unit?
- Is either unit occupied now, and are they month-to-month?
- What are the annual property taxes and any special assessments?
- How is it heated, and are there separate meters and furnaces for each unit?
- How old are the roof, furnace, water heater and electrical panels?
- Is it licensed as a rental with the city, and are both units legal with proper egress?
Bottom line
Big duplex with a cosmetic refresh, but at $239K it loses money; it only works near $117K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2026. 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. | $2,310 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,940 |
| 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. built 1910: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-07-02 (95 days); down $40,000 (14.3%) from the first ask of $279,000; last sold for $234,900 on 2021-11-15.
| Date | Event | Price |
|---|---|---|
| Price changed | $239,000 | |
| Price changed | $249,000 | |
| Price changed | $259,000 | |
| Price changed | $269,000 | |
| Price changed | $274,000 | |
| Listed | $279,000 | |
| Sold | $234,900 | |
| Listed | $234,900 | |
| Removed | $229,900 | |
| Relisted | $229,900 | |
| Removed | $229,900 | |
| Price changed | $229,900 | |
| Listed | $234,900 | |
| Removed | $188,000 | |
| Removed | $188,000 | |
| Removed | $198,900 | |
| Removed | $149,900 | |
| Price changed | $149,900 | |
| Price changed | $159,900 | |
| Price changed | $175,000 | |
| Listed | $179,900 | |
| Removed | $188,000 | |
| Listed | $190,000 | |
| Listed | $188,000 | |
| Listed | $198,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $2,310 |
| County | Stearns |
| Parcel number | 82463360000 |
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.