1330 5th Ave S

Fourplex · 4 units: 2 bed / 1 bath ×4 unit split estimated · 3,708 sq ft

17 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $329,900
Monthly cash flow: −$60
Estimated rent: $3,700/mo
Break-even price: $318,574

Adjust the numbers See the full breakdown

From the listing

Exceptional investment opportunity offered as a package sale-two neighboring 4-plex buildings offered at $350,000 each, ideally located directly across from Herb Brooks National Hockey Center. This prime location is perfect for student housing with easy access to St. Cloud State University, downtown amenities, shopping, dining, and entertainment-all within walking distance. Conveniently situated on the bus line for added renter appeal. Each 4-plex features spacious 2-bedroom, 1-bath units, offering consistent rental demand and strong income potential. Tenants benefit from on-site coin-operated laundry, shared paved parking between the buildings, and a total of 7 off-street parking spaces. Property highlights include low-maintenance siding, updated windows, newer countertops, and electric heat with individual water heaters. Roofs were replaced approximately in 2010. A rare opportunity to acquire a well-located, income-producing multi-family package in a high-demand rental area-ideal for both seasoned investors and those looking to expand their portfolio.

Listing courtesy of NRT-Minnesota (CB Burnet) (Christopher Hauck). Description from Realtor.com, MLS #7036130. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 4-plex of 2-bed/1-bath units near St. Cloud State, listed at $329,900 inside a two-building package. Our numbers show about -$60 a month of cash flow and a 6.2% cap rate at ask, using $925 estimated rents. That is negative, and it rests on unverified taxes, since we couldn't match a county parcel. The listing gives no rents, no expenses and no lease terms, so get the rent roll and trailing-12 first. Student rentals churn heavily, and the photos show worn but livable interiors. It's worth a showing only if the package price and actual rents hold up. It has sat 195 days, so there is room to negotiate.

Things to consider

Negative cash flow at ask About -$60 a month and a 6.2% cap leave no room for vacancy, turnover or a roof bill. Real rents and expenses decide whether it works.
Taxes and unit count are unverified We couldn't match a county parcel, so the tax figure in our math could be off. Taxes are a major cost in Minnesota.
Roofs are about 16 years old A replacement on a 4-plex is a large cost. Get the roof age and condition inspected and budget accordingly.Listing says: “Roofs were replaced approximately in 2010.”
Student tenant base Demand is steady near the university, but leases follow the school year, and summer vacancy and wear are common.Listing says: “perfect for student housing with easy access to St. Cloud State University”
Parking is limited Eight units sharing 7 spaces can hurt renter appeal and cause conflicts. It also limits what rents you can charge.Listing says: “a total of 7 off-street parking spaces”
Long time on market 195 days suggests the price is above what buyers will pay. Use that in your offer.

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

doneRoofs replaced around 2010, so about 16 years oldListing says: Roofs were replaced approximately in 2010.
doneUpdated windowsListing says: low-maintenance siding, updated windows, newer countertops

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: $329,900
Cash to close: $75,877
Price per unit: $82,475
GRM: 7.4

Each month

Cash flow: −$60/mo
Cash-on-cash: −1.0%
Cap rate: 6.2%
DSCR: 0.97×

Break-even

Price that breaks even: $318,574
Rent that breaks even: $3,778/mo

Long run

Year 30: property vs stocks: $1.30M vs $584K
Cash flow turns positive: year 3

Monthly

Monthly breakdown

Rent	$3,700
Vacancy (6%)	−$222
Collected	$3,478
Property tax Listing	−$376
Insurance Estimate	−$377
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$333
Capital reserve (8% of rent)	−$296
Net operating income	$1,696
Mortgage (principal + interest)	−$1,756
Cash flow	−$60
Principal paid down (equity, not cash)	$223

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$1,299,999

Your equity when you sell: $752,709
Rental profits, invested at 7%: $547,291

Same money in stocks$583,953

Cash to close, invested at 7%: $577,595
Monthly shortfalls, invested: $6,358

The building comes out $716,046 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 $1.30M, stocks $584K. The property wins.

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.

2 bed / 1 bath estimate $925/mo · range $800–$1,050

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
525 14th St S, Apt 1, Saint Cloud 56301 off market	$895	2 / 1	—	0.1 mi	2026-03-04	94%
525 14th St S, Apt 4, Saint Cloud 56301 off market	$895	2 / 1	—	0.1 mi	2026-02-18	94%
1311 6th Ave S, Apt 303, Saint Cloud 56301 off market	$895	2 / 1	—	0.1 mi	2026-03-04	94%
1311 6th Ave S, Apt 203, Saint Cloud 56301 off market	$895	2 / 1	—	0.1 mi	2026-02-17	94%
523 12th Ave S, Unit 104, Saint Cloud 55301 off market	$875	2 / 1	—	0.1 mi	2025-06-17	94%
900 7th Ave S, Apt 203, Saint Cloud 56301	$1,150	2 / 1	—	0.4 mi	2026-09-25	94%
5th Ave S, Saint Cloud 56301 off market	$750	2 / 1	—	0.5 mi	2026-09-18	93%
305 8th Ave S, Apt 3, Saint Cloud 56301 off market	$995	2 / 1	—	0.8 mi	2026-05-27	93%
333 4th Ave S, Saint Cloud 56301	$800	2 / 1	—	0.8 mi	2026-08-18	93%
340 2nd Ave S, Unit 144, Saint Cloud 56301 off market	$1,150	2 / 1	—	0.9 mi	2026-08-19	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 1330 5TH AVE S
mediumPackage sale of two buildings: confirm whether one can be bought alone and at what price Listing says: offered as a package sale-two neighboring 4-plex buildings offered at $350,000 each · AI review
mediumOnly 7 off-street spaces shared by 8 units; student tenants with cars will spill onto the street Listing says: a total of 7 off-street parking spaces · AI review
mediumRoofs are around 16 years old and nearing the point of replacement budgeting Listing says: Roofs were replaced approximately in 2010. · AI review
lowStudent-oriented rental means heavy turnover, summer vacancy and wear Listing says: perfect for student housing with easy access to St. Cloud State University · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 195 days on market
Coin-operated laundry on site could add income; confirm who owns the machines and collects Listing says: on-site coin-operated laundry · AI review
195 days on market with price below the stated package figure suggests room to negotiate Based on: data: listing.days_on_market · AI review
Individual water heaters and electric heat mean tenants likely pay their own heat, keeping owner expenses lower Listing says: electric heat with individual water heaters · AI review

Questions for the agent

Can I see the rent roll, lease end dates and 12 months of expenses for this building?
Is the $329,900 price for this building alone, or tied to buying both?
Who pays electric heat, water, sewer and trash, and is water billed back?
Is the building licensed as four units with the city, and when was the last inspection?
What are the current taxes and any special assessments?
What is the vacancy history, especially over summer?

Bottom line

A student-area 4-plex at about a 6% cap and -$60 a month of cash flow, so it only works if real rents beat our $925 estimate and the seller drops the price toward about $319K. 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.	$4,514
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,527
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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 2026-03-24 (195 days); down $20,100 (5.7%) from the first ask of $350,000.

Date	Event	Price
2026-03-30	Price changed	$329,900
2026-03-24	Listed	$350,000

From the listing Listing

Listed as	four plex
Property tax, 2025	$4,514
County	Stearns
Parcel number	82446790000

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.