1340 5th Ave S

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

16 photos

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

Asking price: $329,900
Monthly cash flow: −$58
Estimated rent: $3,700/mo
Break-even price: $319,075

Adjust the numbers See the full breakdown

From the listing

Exceptional investment opportunity offered as a package sale-two neighboring 4-plex buildings 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 6 off-street parking spaces per building. 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 #7036091. 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 after 195 days. Our numbers show about -$58/mo cash flow and a 6.2% cap rate at ask, using $925 mid rents, so it loses a little money each month even if those rents hold and the unverified taxes aren't far off. The description is really a two-building package, so confirm whether this price covers one building or both. Electric heat is the big question: find out who pays it, since owner-paid electric would sink the numbers further. Photos show dated but livable units, so it's worth a showing only if the rent roll backs up or beats the estimates.

Things to consider

Package vs single building Price, rents and income could be double or half what you assume. Confirm exactly what is being sold.Listing says: “offered as a package sale-two neighboring 4-plex buildings”
Who pays heat and electric Electric heat can be costly. If the owner pays any of it, cash flow drops quickly.Listing says: “electric heat with individual water heaters”
Taxes unverified No county parcel match, so the tax bill behind the -$58/mo cash flow is a guess. A non-homestead bill could run higher.
Student demand and turnover Walkable to campus gives strong demand, but turnover and wear are higher and vacancy can spike in summer.Listing says: “perfect for student housing with easy access to St. Cloud State University”
Roof age Roofs near 16 years old could need replacement soon, which is a large cost across 4 units.Listing says: “Roofs were replaced approximately in 2010.”
Negotiating room 195 days on market suggests the seller may accept less. Break-even price of about $319K is below ask, so you would need a price cut or higher rents to make it work, and that is on our rent assumptions.

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
doneNewer countertopsListing 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: −$58/mo
Cash-on-cash: −0.9%
Cap rate: 6.2%
DSCR: 0.97×

Break-even

Price that breaks even: $319,075
Rent that breaks even: $3,775/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	−$374
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	$1,698
Mortgage (principal + interest)	−$1,756
Cash flow	−$58
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$1,303,945

Your equity when you sell: $752,709
Rental profits, invested at 7%: $551,236

Same money in stocks$583,505

Cash to close, invested at 7%: $577,595
Monthly shortfalls, invested: $5,910

The building comes out $720,440 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	—	0.2 mi	2025-06-17	94%
900 7th Ave S, Apt 203, Saint Cloud 56301	$1,150	2 / 1	—	0.4 mi	2026-09-25	93%
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	—	0.9 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

highListing is a two-building package; unclear whether price and facts cover one building or both Listing says: offered as a package sale-two neighboring 4-plex buildings · 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 1340 5TH AVE S
mediumRoofs are about 16 years old; budget for replacement within the hold Listing says: Roofs were replaced approximately in 2010. · AI review
mediumStudent-oriented rentals mean higher turnover and wear, with a likely lease cycle tied to the school year Listing says: perfect for student housing with easy access to St. Cloud State University · AI review
mediumNo rents, lease terms or occupancy stated Based on: data: rent_estimate · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 195 days on market
Coin-operated laundry on site adds ancillary income Listing says: on-site coin-operated laundry · AI review
Individual water heaters and electric heat suggest tenants may pay their own heat, keeping owner costs low Listing says: electric heat with individual water heaters · AI review
195 days on market gives room to negotiate Based on: data: listing.days_on_market · AI review

Questions for the agent

Does the $329,900 price cover one building or both?
Can I see the rent roll, lease end dates and trailing-12 expenses?
Who pays electric heat and water, and are the meters separate?
What are the annual taxes and any assessments?
Is the rental license current and does the city show four units?
Are the roofs original from 2010, and any leak history?

Bottom line

Marginal student-rental 4-plex on paper, so confirm the package question, who pays electric, and real rents before trusting the 6.2% cap. 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.	$4,482
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	$4,482
County	Stearns
Parcel number	82446790004

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.