511 6th Ave S
Fourplex · 4 units: 2 bed / 1 bath and 1 bed / 1 bath ×3 unit split estimated · 2,079 sq ft
Saint Cloud, MN · View the listing ↗
Photos courtesy of VoigtJohnson, via Realtor.com.
- Asking price
- $175,000 4 units · $44K per unit
- Monthly cash flow
- −$4 at 20% down, 7%
- Estimated rent
- $2,500/mo medium confidence
- Break-even price
- $174,173 where cash flow hits $0
First look
This looks like a single-family house rented by the room to students, not a true four-unit building. The one $1,875 rent is for the whole house, and the photos show one kitchen and a shared living room. The numbers are thin: our model shows about -$4/mo cash flow at the $175K ask, and break-even price is $174K, so there is no cushion. Our four-unit rent estimate doesn't fit this property, so rely on the actual lease. Check the rental license, the lease and the tax bill first, and only tour it if the seller will come down or the single-family resale case is strong.
Things to consider
- Break-even at the asking price Cash flow is about -$4/mo at the ask with owner-paid water, sewer and trash, so any repair or vacancy puts you negative. Pricing power sits with the buyer.
- Unit count is unverified The county parcel didn't match, and the listing says 4 units where the description reads as a house. Confirm the legal use, the license and the taxes before you trust any figure.
- One rent, one lease, until April 2027 Income is a single $1,875 payment, so there is no spread across units. If the tenants leave, the whole property is vacant.Listing says: “Current Lease in place until April 2027.”
- License limits the income The city licenses only 4 bedrooms, so a fifth bedroom can't be counted toward rent. Renewal and inspection requirements matter.Listing says: “currently licensed for 4 bedrooms”
- Dual-use exit If the rental math fails, a single-family sale or owner-occupancy is a fallback, which limits the downside near campus.Listing says: “potential to transition back to a single-family home once the current lease expires”
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
- Whole house (4 licensed bedrooms): $1,875 (lease)Listing says: generates $1,875 per month in rental income
Condition and repairs
- doneNew roofListing says: New Roof September 2026.
- doneNewer flooring in kitchen and dining areaListing says: newer flooring in the kitchen and dining area
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
- $175,000
- Cash to close
- $22,750
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- −$219/mo
- Cash-on-cash
- −11.6%
- Cap rate
- 6.4%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $141,525
- Rent that breaks even
- $2,785/mo
Long run
- Year 30: property vs stocks
- $591K vs $233K
- Cash flow turns positive
- year 7
The deal
- Price
- $175,000
- Cash to close
- $22,750
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- −$431/mo
- Cash-on-cash
- −22.7%
- Cap rate
- 4.9%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $109,236
- Rent that breaks even
- $3,128/mo
Long run
- Year 30: property vs stocks
- $427K vs $398K
- Cash flow turns positive
- year 19
The deal
- Price
- $165,000
- Cash to close
- $21,450
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- −$154/mo
- Cash-on-cash
- −8.6%
- Cap rate
- 6.7%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $141,525
- Rent that breaks even
- $2,700/mo
Long run
- Year 30: property vs stocks
- $615K vs $201K
- Cash flow turns positive
- year 5
The deal
- Price
- $165,000
- Cash to close
- $21,450
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- −$365/mo
- Cash-on-cash
- −20.4%
- Cap rate
- 5.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $109,236
- Rent that breaks even
- $3,033/mo
Long run
- Year 30: property vs stocks
- $419K vs $334K
- Cash flow turns positive
- year 16
The deal
- Price
- $175,000
- Cash to close
- $40,250
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- −$4/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 6.4%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $174,173
- Rent that breaks even
- $2,506/mo
Long run
- Year 30: property vs stocks
- $694K vs $307K
- Cash flow turns positive
- year 2
The deal
- Price
- $175,000
- Cash to close
- $40,250
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- −$216/mo
- Cash-on-cash
- −6.4%
- Cap rate
- 4.9%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $134,436
- Rent that breaks even
- $2,815/mo
Long run
- Year 30: property vs stocks
- $462K vs $403K
- Cash flow turns positive
- year 13
The deal
- Price
- $165,000
- Cash to close
- $37,950
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- $49/mo
- Cash-on-cash
- 1.5%
- Cap rate
- 6.7%
- DSCR
- 1.06×
Break-even
- Price that breaks even
- $174,173
- Rent that breaks even
- $2,437/mo
Long run
- Year 30: property vs stocks
- $731K vs $289K
- Cash flow turns positive
- year 1
The deal
- Price
- $165,000
- Cash to close
- $37,950
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- −$163/mo
- Cash-on-cash
- −5.1%
- Cap rate
- 5.2%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $134,436
- Rent that breaks even
- $2,737/mo
Long run
- Year 30: property vs stocks
- $463K vs $349K
- Cash flow turns positive
- year 11
The deal
- Price
- $175,000
- Cash to close
- $49,000
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- $54/mo
- Cash-on-cash
- 1.3%
- Cap rate
- 6.4%
- DSCR
- 1.06×
Break-even
- Price that breaks even
- $185,785
- Rent that breaks even
- $2,430/mo
Long run
- Year 30: property vs stocks
- $760K vs $373K
- Cash flow turns positive
- year 1
The deal
- Price
- $175,000
- Cash to close
- $49,000
- Price per unit
- $43,750
- GRM
- 5.8
Each month
- Cash flow
- −$158/mo
- Cash-on-cash
- −3.9%
- Cap rate
- 4.9%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $143,398
- Rent that breaks even
- $2,730/mo
Long run
- Year 30: property vs stocks
- $488K vs $431K
- Cash flow turns positive
- year 10
The deal
- Price
- $165,000
- Cash to close
- $46,200
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- $104/mo
- Cash-on-cash
- 2.7%
- Cap rate
- 6.7%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $185,785
- Rent that breaks even
- $2,365/mo
Long run
- Year 30: property vs stocks
- $793K vs $352K
- Cash flow turns positive
- year 1
The deal
- Price
- $165,000
- Cash to close
- $46,200
- Price per unit
- $41,250
- GRM
- 5.5
Each month
- Cash flow
- −$108/mo
- Cash-on-cash
- −2.8%
- Cap rate
- 5.2%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $143,398
- Rent that breaks even
- $2,657/mo
Long run
- Year 30: property vs stocks
- $495K vs $382K
- Cash flow turns positive
- year 8
Monthly
Monthly breakdown
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$1,048 |
| PMI | −$98 |
| Cash flow | −$219 |
| Principal paid down (equity, not cash) | $133 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$1,048 |
| PMI | −$98 |
| Cash flow | −$431 |
| Principal paid down (equity, not cash) | $133 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$988 |
| PMI | −$93 |
| Cash flow | −$154 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$988 |
| PMI | −$93 |
| Cash flow | −$365 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$931 |
| Cash flow | −$4 |
| Principal paid down (equity, not cash) | $119 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$931 |
| Cash flow | −$216 |
| Principal paid down (equity, not cash) | $119 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$878 |
| Cash flow | $49 |
| Principal paid down (equity, not cash) | $112 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$878 |
| Cash flow | −$163 |
| Principal paid down (equity, not cash) | $112 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | $54 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$873 |
| Cash flow | −$158 |
| Principal paid down (equity, not cash) | $111 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $927 |
| Mortgage (principal + interest) | −$823 |
| Cash flow | $104 |
| Principal paid down (equity, not cash) | $105 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Listing | −$220 |
| Insurance Estimate | −$378 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $716 |
| Mortgage (principal + interest) | −$823 |
| Cash flow | −$108 |
| Principal paid down (equity, not cash) | $105 |
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
- $399,285
- Rental profits, invested at 7%
- $191,370
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $157,500 of loan.
$108,014 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $173,179
- Monthly shortfalls, invested
- $59,519
$22,750 put into an index fund instead of the down payment and closing costs.
$9,193 you'd have paid in while the building lost money, invested instead.
The building comes out $357,957 ahead after 30 years.
- Your equity when you sell
- $399,285
- Rental profits, invested at 7%
- $27,274
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $157,500 of loan.
$21,090 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $173,179
- Monthly shortfalls, invested
- $224,410
$22,750 put into an index fund instead of the down payment and closing costs.
$43,015 you'd have paid in while the building lost money, invested instead.
The building comes out $28,970 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $238,900
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $148,500 of loan.
$126,360 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $163,283
- Monthly shortfalls, invested
- $37,436
$21,450 put into an index fund instead of the down payment and closing costs.
$5,713 you'd have paid in while the building lost money, invested instead.
The building comes out $414,650 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $42,764
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $148,500 of loan.
$30,840 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $163,283
- Monthly shortfalls, invested
- $170,288
$21,450 put into an index fund instead of the down payment and closing costs.
$30,939 you'd have paid in while the building lost money, invested instead.
The building comes out $85,662 ahead after 30 years.
- Your equity when you sell
- $399,285
- Rental profits, invested at 7%
- $294,659
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $140,000 of loan.
$145,513 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,393
- Monthly shortfalls, invested
- $376
$40,250 put into an index fund instead of the down payment and closing costs.
$53 you'd have paid in while the building lost money, invested instead.
The building comes out $387,175 ahead after 30 years.
- Your equity when you sell
- $399,285
- Rental profits, invested at 7%
- $62,297
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $140,000 of loan.
$41,892 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,393
- Monthly shortfalls, invested
- $97,002
$40,250 put into an index fund instead of the down payment and closing costs.
$17,178 you'd have paid in while the building lost money, invested instead.
The building comes out $58,187 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $354,615
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $132,000 of loan.
$164,621 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $288,885
$37,950 put into an index fund instead of the down payment and closing costs.
The building comes out $442,198 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $86,231
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $132,000 of loan.
$54,031 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $288,885
- Monthly shortfalls, invested
- $60,604
$37,950 put into an index fund instead of the down payment and closing costs.
$10,156 you'd have paid in while the building lost money, invested instead.
The building comes out $113,210 ahead after 30 years.
- Your equity when you sell
- $399,285
- Rental profits, invested at 7%
- $360,271
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $131,250 of loan.
$166,418 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $373,000
$49,000 put into an index fund instead of the down payment and closing costs.
The building comes out $386,555 ahead after 30 years.
- Your equity when you sell
- $399,285
- Rental profits, invested at 7%
- $88,796
Sells for $424,771 (value up 3% a year), minus 6% selling cost ($25,486). Rent paid down $131,250 of loan.
$55,257 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $373,000
- Monthly shortfalls, invested
- $57,513
$49,000 put into an index fund instead of the down payment and closing costs.
$9,585 you'd have paid in while the building lost money, invested instead.
The building comes out $57,567 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $416,831
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $123,750 of loan.
$184,381 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,686
$46,200 put into an index fund instead of the down payment and closing costs.
The building comes out $441,614 ahead after 30 years.
- Your equity when you sell
- $376,468
- Rental profits, invested at 7%
- $118,071
Sells for $400,498 (value up 3% a year), minus 6% selling cost ($24,030). Rent paid down $123,750 of loan.
$68,401 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,686
- Monthly shortfalls, invested
- $30,228
$46,200 put into an index fund instead of the down payment and closing costs.
$4,767 you'd have paid in while the building lost money, invested instead.
The building comes out $112,626 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 $591K, stocks $233K. The property wins.
Year 30 (loan paid off): property $427K, stocks $398K. The property wins.
Year 30 (loan paid off): property $615K, stocks $201K. The property wins.
Year 30 (loan paid off): property $419K, stocks $334K. The property wins.
Year 30 (loan paid off): property $694K, stocks $307K. The property wins.
Year 30 (loan paid off): property $462K, stocks $403K. The property wins.
Year 30 (loan paid off): property $731K, stocks $289K. The property wins.
Year 30 (loan paid off): property $463K, stocks $349K. The property wins.
Year 30 (loan paid off): property $760K, stocks $373K. The property wins.
Year 30 (loan paid off): property $488K, stocks $431K. The property wins.
Year 30 (loan paid off): property $793K, stocks $352K. The property wins.
Year 30 (loan paid off): property $495K, stocks $382K. 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 $1,075/mo · range $875–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 5th Ave S, Saint Cloud 56301 off market | $750 | 2 / 1 | 0.1 mi | 94% |
| 305 8th Ave S, Apt 3, Saint Cloud 56301 off market | $995 | 2 / 1 | 0.2 mi | 94% |
| 333 4th Ave S, Saint Cloud 56301 | $800 | 2 / 1 | 0.3 mi | 94% |
| 900 7th Ave S, Apt 203, Saint Cloud 56301 | $1,150 | 2 / 1 | 0.3 mi | 94% |
| 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% |
| 523 12th Ave S, Unit 104, Saint Cloud 55301 off market | $875 | 2 / 1 | 0.5 mi | 93% |
1 bed / 1 bath estimate $475/mo · range $350–$600
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 500 11th St S, Apt 103, Saint Cloud 56301 off market | $325 | 1 / 1 | 0.4 mi | 96% |
| 605 5th Ave S, Saint Cloud 56301 off market | $740 | 1 / 1 | 0.1 mi | 94% |
| A 575 7th St S, Unit 103, Saint Cloud 56301 | $340 | 1 / 1 | 0.1 mi | 94% |
| 627 5th Ave S, Apt 202, Saint Cloud 56301 | $340 | 1 / 1 | 0.1 mi | 94% |
| 418 5th Ave S, Unit STATE10, Saint Cloud 56301 | $600 | 1 / 1 | 0.1 mi | 94% |
| 750 5th St S, Apt 202, Saint Cloud 56301 off market | $310 | 1 / 1 | 0.1 mi | 94% |
| 411 5th Ave S, Apt 103, Saint Cloud 56301 off market | $325 | 1 / 1 | 0.1 mi | 94% |
| A 527 8th Ave S, Unit 103, Saint Cloud 56301 off market | $495 | 1 / 1 | 0.1 mi | 94% |
| 395 5th Ave S, Apt 102, Saint Cloud 56301 off market | $495 | 1 / 1 | 0.1 mi | 94% |
| A 395 5th Ave S, Unit 102, Saint Cloud 56301 off market | $495 | 1 / 1 | 0.1 mi | 94% |
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
- highRent is a single $1,875 for the whole house, which is low against $175K. Cash flow is about break-even at the ask. 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 511 6TH AVE S
- mediumListed as a 4-unit in the data, but the description and photos point to one single-family house with one kitchen. Our per-unit rent estimates likely don't apply. Based on: data: listing.unit_count · AI review
- mediumLicensed for only 4 of the 5 bedrooms. The fifth cannot be rented legally, so income is capped. Listing says: currently licensed for 4 bedrooms · AI review
- lowStudent-rental wear and tenant turnover risk. The lease ends April 2027, so the next lease-up depends on the school calendar. Listing says: Current Lease in place until April 2027. · AI review
Opportunities
- Exit as a single-family home when the lease ends. This widens the buyer pool and gives an owner-occupant option. Listing says: potential to transition back to a single-family home once the current lease expires · AI review
- Detached garage with a loft, plus extra off-street parking, which matters near campus. Listing says: a large detached garage with a loft area · AI review
- A separate basement entrance could allow extra living space, but only if it is legal and has egress. Listing says: A separate basement entrance adds flexibility for tenants or future use. · AI review
Questions for the agent
- Who is on the lease: one tenant or several? Is it joint or by the room, and what is the deposit?
- Can I see the city rental license and the 4-bedroom limit? Is the fifth bedroom legal to use?
- What are the actual taxes, and what are the water, sewer and trash costs per year?
- What is the roof permit and contractor for the September 2026 roof, and what are the furnace and water heater ages?
- Is the basement finished, and does it have egress? What is the heat type?
- Why is the seller selling, and will the tenants stay after April 2027?
Bottom line
A student-rental house priced for break-even, not a real 4-unit; the case rests on the lease and a single-family resale exit, so the price needs to come down. 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. | $2,644 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,532 |
| 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. built 1916: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-04-15 (173 days); last sold for $126,000 on 2020-05-29.
| Date | Event | Price |
|---|---|---|
| Listed | $175,000 | |
| Removed | $169,900 | |
| Price changed | $169,900 | |
| Listed | $175,000 | |
| Removed | $169,900 | |
| Removed | $169,900 | |
| Price changed | $169,900 | |
| Listed | $175,000 | |
| Removed | $179,900 | |
| Listed | $179,900 | |
| Sold | $126,000 | |
| Price changed | $129,898 | |
| Listed | $134,898 | |
| Sold | $122,500 | |
| Listed | $122,900 | |
| Sold public record | $122,500 |
From the listing Listing
| Listed as | other |
| Property tax, 2026 | $2,644 |
| County | Stearns |
| Parcel number | 82521650000 |
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.