306 9th Ave S
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath unit split estimated · 2,234 sq ft
Saint Cloud, MN · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $222,500 2 units · $111K per unit
- Monthly cash flow
- −$245 at 20% down, 7%
- Estimated rent
- $2,075/mo medium confidence
- Break-even price
- $176,496 where cash flow hits $0
First look
This is a 1905 up/down in St. Cloud, asking $222,500, and it has sat 434 days. Our estimate is about $2,075/mo in rent (3-bed ~$1,050, 2-bed ~$1,025), and at the ask that gives a 5.1% cap rate and roughly -$245/mo cash flow with 20% down. It doesn't work as a pure investment at today's rates unless the price drops toward our ~$176K break-even. The listing gives no rents and no tax figure, and we couldn't match a county parcel, so get the rent roll, tax bill and rental license first. Photos show a refreshed upper kitchen and flooring, but the stair hall, bath door frame and drop ceilings look dated. Worth a showing only if the seller will negotiate hard.
Things to consider
- Price is above what the rents support At ask we show about -$245/mo and a 5.1% cap. A price near $176K is where it breaks even.
- Rents and leases are unknown Without a rent roll, income is just our estimate. The main-unit tenant and rent aren't mentioned at all.Listing says: “Upper unit lease expires end of October, so perfect time for owner occupant!”
- Taxes and unit count unverified We couldn't match a county parcel, so the tax bill, which can be higher for investors, and the legal unit count need checking.
- 434 days on market gives you leverage Long listing time often means the price is out of line with the market, so you can push for a lower price and inspection credits.
- Dated common areas and unknown systems Updated kitchens help rents, but 1905 buildings can hide old wiring, plumbing and boiler costs that eat cash flow.From photo 10
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $222,500
- Cash to close
- $28,925
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$518/mo
- Cash-on-cash
- −21.5%
- Cap rate
- 5.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $143,413
- Rent that breaks even
- $2,748/mo
Long run
- Year 30: property vs stocks
- $594K vs $454K
- Cash flow turns positive
- year 15
The deal
- Price
- $222,500
- Cash to close
- $28,925
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$694/mo
- Cash-on-cash
- −28.8%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $116,613
- Rent that breaks even
- $3,087/mo
Long run
- Year 30: property vs stocks
- $520K vs $654K
- Cash flow turns positive
- year 24
The deal
- Price
- $212,500
- Cash to close
- $27,625
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$453/mo
- Cash-on-cash
- −19.7%
- Cap rate
- 5.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $143,413
- Rent that breaks even
- $2,663/mo
Long run
- Year 30: property vs stocks
- $593K vs $397K
- Cash flow turns positive
- year 13
The deal
- Price
- $212,500
- Cash to close
- $27,625
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$628/mo
- Cash-on-cash
- −27.3%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $116,613
- Rent that breaks even
- $2,991/mo
Long run
- Year 30: property vs stocks
- $504K vs $582K
- Cash flow turns positive
- year 22
The deal
- Price
- $222,500
- Cash to close
- $51,175
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$245/mo
- Cash-on-cash
- −5.7%
- Cap rate
- 5.1%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $176,496
- Rent that breaks even
- $2,393/mo
Long run
- Year 30: property vs stocks
- $656K vs $480K
- Cash flow turns positive
- year 10
The deal
- Price
- $222,500
- Cash to close
- $51,175
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$420/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 4.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $143,514
- Rent that breaks even
- $2,688/mo
Long run
- Year 30: property vs stocks
- $543K vs $640K
- Cash flow turns positive
- year 19
The deal
- Price
- $212,500
- Cash to close
- $48,875
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$192/mo
- Cash-on-cash
- −4.7%
- Cap rate
- 5.3%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $176,496
- Rent that breaks even
- $2,324/mo
Long run
- Year 30: property vs stocks
- $663K vs $432K
- Cash flow turns positive
- year 9
The deal
- Price
- $212,500
- Cash to close
- $48,875
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$367/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 4.3%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $143,514
- Rent that breaks even
- $2,611/mo
Long run
- Year 30: property vs stocks
- $533K vs $575K
- Cash flow turns positive
- year 17
The deal
- Price
- $222,500
- Cash to close
- $62,300
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$171/mo
- Cash-on-cash
- −3.3%
- Cap rate
- 5.1%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $188,263
- Rent that breaks even
- $2,297/mo
Long run
- Year 30: property vs stocks
- $699K vs $524K
- Cash flow turns positive
- year 8
The deal
- Price
- $222,500
- Cash to close
- $62,300
- Price per unit
- $111,250
- GRM
- 8.9
Each month
- Cash flow
- −$346/mo
- Cash-on-cash
- −6.7%
- Cap rate
- 4.1%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $153,082
- Rent that breaks even
- $2,580/mo
Long run
- Year 30: property vs stocks
- $561K vs $659K
- Cash flow turns positive
- year 16
The deal
- Price
- $212,500
- Cash to close
- $59,500
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$121/mo
- Cash-on-cash
- −2.4%
- Cap rate
- 5.3%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $188,263
- Rent that breaks even
- $2,232/mo
Long run
- Year 30: property vs stocks
- $711K vs $480K
- Cash flow turns positive
- year 6
The deal
- Price
- $212,500
- Cash to close
- $59,500
- Price per unit
- $106,250
- GRM
- 8.5
Each month
- Cash flow
- −$296/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $153,082
- Rent that breaks even
- $2,508/mo
Long run
- Year 30: property vs stocks
- $555K vs $597K
- Cash flow turns positive
- year 15
Monthly
Monthly breakdown
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,332 |
| PMI | −$125 |
| Cash flow | −$518 |
| Principal paid down (equity, not cash) | $170 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,332 |
| PMI | −$125 |
| Cash flow | −$694 |
| Principal paid down (equity, not cash) | $170 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,272 |
| PMI | −$120 |
| Cash flow | −$453 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,272 |
| PMI | −$120 |
| Cash flow | −$628 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,184 |
| Cash flow | −$245 |
| Principal paid down (equity, not cash) | $151 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,184 |
| Cash flow | −$420 |
| Principal paid down (equity, not cash) | $151 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,131 |
| Cash flow | −$192 |
| Principal paid down (equity, not cash) | $144 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,131 |
| Cash flow | −$367 |
| Principal paid down (equity, not cash) | $144 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,110 |
| Cash flow | −$171 |
| Principal paid down (equity, not cash) | $141 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,110 |
| Cash flow | −$346 |
| Principal paid down (equity, not cash) | $141 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Net operating income | $939 |
| Mortgage (principal + interest) | −$1,060 |
| Cash flow | −$121 |
| Principal paid down (equity, not cash) | $135 |
| Rent | $2,075 |
| Vacancy (6%) | −$124 |
| Collected | $1,950 |
| Property tax Listing | −$212 |
| Insurance Estimate | −$216 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$166 |
| Capital reserve (9% of rent) | −$187 |
| Property management | −$176 |
| Net operating income | $764 |
| Mortgage (principal + interest) | −$1,060 |
| Cash flow | −$296 |
| Principal paid down (equity, not cash) | $135 |
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
- $507,662
- Rental profits, invested at 7%
- $85,988
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $200,250 of loan.
$60,589 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $220,184
- Monthly shortfalls, invested
- $234,291
$28,925 put into an index fund instead of the down payment and closing costs.
$41,887 you'd have paid in while the building lost money, invested instead.
The building comes out $139,175 ahead after 30 years.
- Your equity when you sell
- $507,662
- Rental profits, invested at 7%
- $12,105
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $200,250 of loan.
$10,590 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $220,184
- Monthly shortfalls, invested
- $433,468
$28,925 put into an index fund instead of the down payment and closing costs.
$92,107 you'd have paid in while the building lost money, invested instead.
Stocks come out $133,885 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $108,005
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $191,250 of loan.
$72,747 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $210,289
- Monthly shortfalls, invested
- $186,694
$27,625 put into an index fund instead of the down payment and closing costs.
$32,219 you'd have paid in while the building lost money, invested instead.
The building comes out $195,867 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $19,636
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $191,250 of loan.
$16,422 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $210,289
- Monthly shortfalls, invested
- $371,385
$27,625 put into an index fund instead of the down payment and closing costs.
$76,113 you'd have paid in while the building lost money, invested instead.
Stocks come out $77,193 ahead after 30 years.
- Your equity when you sell
- $507,662
- Rental profits, invested at 7%
- $148,293
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $178,000 of loan.
$93,032 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $389,557
- Monthly shortfalls, invested
- $90,075
$51,175 put into an index fund instead of the down payment and closing costs.
$15,032 you'd have paid in while the building lost money, invested instead.
The building comes out $176,323 ahead after 30 years.
- Your equity when you sell
- $507,662
- Rental profits, invested at 7%
- $35,340
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $178,000 of loan.
$27,531 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $389,557
- Monthly shortfalls, invested
- $250,182
$51,175 put into an index fund instead of the down payment and closing costs.
$49,750 you'd have paid in while the building lost money, invested instead.
Stocks come out $96,737 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $178,242
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $170,000 of loan.
$106,757 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $372,049
- Monthly shortfalls, invested
- $59,692
$48,875 put into an index fund instead of the down payment and closing costs.
$9,596 you'd have paid in while the building lost money, invested instead.
The building comes out $231,346 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $48,073
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $170,000 of loan.
$35,768 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $372,049
- Monthly shortfalls, invested
- $202,584
$48,875 put into an index fund instead of the down payment and closing costs.
$38,827 you'd have paid in while the building lost money, invested instead.
Stocks come out $41,714 ahead after 30 years.
- Your equity when you sell
- $507,662
- Rental profits, invested at 7%
- $191,382
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $166,875 of loan.
$112,452 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $474,243
- Monthly shortfalls, invested
- $49,266
$62,300 put into an index fund instead of the down payment and closing costs.
$7,806 you'd have paid in while the building lost money, invested instead.
The building comes out $175,535 ahead after 30 years.
- Your equity when you sell
- $507,662
- Rental profits, invested at 7%
- $53,778
Sells for $540,066 (value up 3% a year), minus 6% selling cost ($32,404). Rent paid down $166,875 of loan.
$39,291 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $474,243
- Monthly shortfalls, invested
- $184,722
$62,300 put into an index fund instead of the down payment and closing costs.
$34,865 you'd have paid in while the building lost money, invested instead.
Stocks come out $97,525 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $226,157
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $159,375 of loan.
$126,802 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $452,929
- Monthly shortfalls, invested
- $27,480
$59,500 put into an index fund instead of the down payment and closing costs.
$4,193 you'd have paid in while the building lost money, invested instead.
The building comes out $230,593 ahead after 30 years.
- Your equity when you sell
- $484,845
- Rental profits, invested at 7%
- $69,659
Sells for $515,793 (value up 3% a year), minus 6% selling cost ($30,948). Rent paid down $159,375 of loan.
$48,575 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $452,929
- Monthly shortfalls, invested
- $144,042
$59,500 put into an index fund instead of the down payment and closing costs.
$26,186 you'd have paid in while the building lost money, invested instead.
Stocks come out $42,466 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 $594K, stocks $454K. The property wins.
Year 30 (loan paid off): property $520K, stocks $654K. Stocks win.
Year 30 (loan paid off): property $593K, stocks $397K. The property wins.
Year 30 (loan paid off): property $504K, stocks $582K. Stocks win.
Year 30 (loan paid off): property $656K, stocks $480K. The property wins.
Year 30 (loan paid off): property $543K, stocks $640K. Stocks win.
Year 30 (loan paid off): property $663K, stocks $432K. The property wins.
Year 30 (loan paid off): property $533K, stocks $575K. Stocks win.
Year 30 (loan paid off): property $699K, stocks $524K. The property wins.
Year 30 (loan paid off): property $561K, stocks $659K. Stocks win.
Year 30 (loan paid off): property $711K, stocks $480K. The property wins.
Year 30 (loan paid off): property $555K, stocks $597K. 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.
3 bed / 1 bath estimate $1,050/mo · range $650–$1,450
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 426 9th Ave S, Unit 2, Saint Cloud 56301 off market | $1,220 | 3 / 1 | 0.1 mi | 94% |
| 426 9th Ave S, Unit 1, Saint Cloud 56301 off market | $1,300 | 3 / 1 | 0.1 mi | 94% |
| 810 9th Ave S, Saint Cloud 56301 off market | $995 | 3 / 1 | 0.4 mi | 93% |
| 914 12th Ave N, Unit Lower, Saint Cloud 56303 off market | $1,400 | 3 / 1 | 0.9 mi | 93% |
| 402 7th Ave S, Saint Cloud 56301 | $420 | 3 / 2 | 0.2 mi | 89% |
| 750 5th St S, Apt 101, Saint Cloud 56301 | $325 | — / — | 0.2 mi | 86% |
| 2121 W Street Germain St, Unit Main, Saint Clou… | $1,500 | 3 / 1 | 1.2 mi | 86% |
| 210 5th Ave NE, Apt 304, Saint Cloud 56304 off market | $1,100 | 3 / 1 | 0.9 mi | 86% |
| 395 5th Ave S, Saint Cloud 56301 | $495 | — / — | 0.2 mi | 86% |
| 418 5th Ave S, Saint Cloud 56301 | $550 | — / — | 0.3 mi | 86% |
2 bed / 1 bath estimate $1,025/mo · range $850–$1,200
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 305 8th Ave S, Apt 3, Saint Cloud 56301 off market | $995 | 2 / 1 | 0.0 mi | 94% |
| 333 4th Ave S, Saint Cloud 56301 | $800 | 2 / 1 | 0.3 mi | 94% |
| 512 1/2 W St Germain St, Unit 2, Saint Cloud 56301 off market | $800 | 2 / 1 | 0.3 mi | 94% |
| 5th Ave S, Saint Cloud 56301 off market | $750 | 2 / 1 | 0.4 mi | 93% |
| 330 2nd Ave S, Unit 121, Saint Cloud 56301 off market | $1,385 | 2 / 1 | 0.4 mi | 93% |
| 340 2nd Ave S, Unit 144, Saint Cloud 56301 off market | $1,150 | 2 / 1 | 0.4 mi | 93% |
| 340 2nd Ave S, Unit 345, Saint Cloud 56301 off market | $1,125 | 2 / 1 | 0.4 mi | 93% |
| 330 2nd Ave S, Unit 323, Saint Cloud 56301 off market | $1,150 | 2 / 1 | 0.4 mi | 93% |
| 330 2nd Ave S, Unit 123, Saint Cloud 56301 off market | $985 | 2 / 1 | 0.4 mi | 93% |
| 900 7th Ave S, Apt 203, Saint Cloud 56301 | $1,150 | 2 / 1 | 0.5 mi | 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
- highNo rents or lease terms given for the main unit; income is unverified. Listing says: Main level unit offers 3 spacious bedrooms and 1 bathroom · 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 306 9TH AVE S
- mediumThe 'turnkey' claim sits against dated finishes in the photos; listing calls it well-maintained without any system details. Listing says: this well-maintained up/down duplex is a smart investment with long-term potential · AI review
- mediumUpper lease ends in October, so the upper rent is not locked in. The listing pitches it to owner-occupants, so the tenant may leave. Listing says: Upper unit lease expires end of October, so perfect time for owner occupant! · AI review
- mediumPriced above what our rent estimates support: negative cash flow at ask. Based on: data: underwriting.cash_flow_monthly · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 434 days on market
- 434 days on market suggests the seller may accept a price near our ~$191K break-even. Based on: data: listing.days_on_market · AI review
- Owner-occupant angle: living in one unit and renting the other could soften the negative cash flow, and owner-occupant financing can mean lower down payments. Listing says: looking to offset their mortgage with rental income · AI review
- No rent cap in St. Cloud, so rents can follow the market after a refresh. Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- What are the current rents and lease terms for each unit, and can I see the rent roll?
- Why has it been listed for over a year, and have there been price cuts or failed offers?
- Who pays heat, water and electric, and is there one boiler or separate heat for each unit?
- What are the real property taxes, any special assessments, and does the city rental license show two units?
- How old are the roof, boiler, water heater and electrical panel?
- Is the upper tenant staying past October?
Bottom line
A walkable 1905 duplex that loses money at $222,500 on our numbers; it only works near $176K with the rents and taxes verified. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2024. 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. | $2,546 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,594 |
| 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 1905: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2025-07-28 (434 days); down $7,500 (3.3%) from the first ask of $230,000; last sold for $1,155,000 on 2023-04-12.
| Date | Event | Price |
|---|---|---|
| Price changed | $222,500 | |
| Price changed | $225,000 | |
| Listed | $230,000 | |
| Sold public record | $1,155,000 | |
| Sold | $160,000 | |
| Price changed | $179,900 | |
| Listed | $169,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2024 | $2,546 |
| County | Stearns |
| Parcel number | 82522410000 |
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.