525/527 8th Ave N

Duplex · 2 units: 4 bed / 2 bath ×2 unit split estimated · 2,288 sq ft

Far off

19 photos

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

Asking price: $475,000
Monthly cash flow: −$1,815
Estimated rent: $2,050/mo
Break-even price: $134,056

Adjust the numbers See the full breakdown

From the listing

This property is being sold as a package which includes 3 duplexes, for a total of 6 units. Square footage listed is for one building. Both buildings on this parcel are the same size. This parcel contains 2 of the duplexes and this is being sold with the property next door 523 8th Ave N, that has the third duplex. Here is your chance to own nice properties with good cash flow. All units are rented and most tenants have been here for years. Updated roofs on all 3 buildings in 2023. Close to parks, the hospital and downtown. Great investment property! All units are occupied. Photos are from vacancies between tenants. Laundry in all 4 units. Forced Air Furnaces.

Listing courtesy of NRT-Minnesota (CB Burnet) (Debbie Niemeyer). Description from Realtor.com, MLS #7084534. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a package deal: two duplexes on this parcel (525/527) sold with a third duplex next door at 523 8th Ave N. The $475K price may cover all six units, but our numbers only model this parcel's two units. Our underwriting shows about -$1,815/month and a 1.8% cap rate, and break-even is near $134K, so treat the math as incomplete until you get the full rent roll for all three buildings. The description says 'good cash flow' but gives no rents, taxes or expenses. The roofs were redone in 2023, which helps, but the kitchens and baths look dated. Get the rent roll, leases and trailing-12 expenses before deciding on a showing. At 122 days on market there is room to negotiate.

Things to consider

Package pricing is unclear The price may cover three buildings while our model covers only two units. You can't judge returns without the full rent roll and price allocation.Listing says: “this is being sold with the property next door 523 8th Ave N”
Cash flow is negative on our numbers At the ask, our model shows about -$1,815/month and a 1.8% cap rate. Rents would need to be far higher than our estimates to work.
Unverified taxes and unit count Taxes drive expenses and we couldn't match a county parcel. Confirm taxes and licensed units.
Interiors look dated and varied Kitchens and baths appear original or basic, and condition differs between units. Budget for turnover work.From photo 9
Long-term tenants Stable occupancy helps, but old leases may mean rents lag the market. Check lease terms and rent levels.Listing says: “most tenants have been here for years”

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 updated on all 3 buildingsListing says: Updated roofs on all 3 buildings in 2023.

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: $475,000
Cash to close: $109,250
Price per unit: $237,500
GRM: 19.3

Each month

Cash flow: −$1,815/mo
Cash-on-cash: −19.9%
Cap rate: 1.8%
DSCR: 0.28×

Break-even

Price that breaks even: $134,056
Rent that breaks even: $4,407/mo

Long run

Year 30: property vs stocks: $1.08M vs $2.67M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,050
Vacancy (6%)	−$123
Collected	$1,927
Property tax Listing	−$437
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$184
Capital reserve (8% of rent)	−$164
Net operating income	$714
Mortgage (principal + interest)	−$2,528
Cash flow	−$1,815
Principal paid down (equity, not cash)	$322

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$1,083,773

Your equity when you sell: $1,083,773
Rental profits, invested at 7%: $0

Same money in stocks$2,667,180

Cash to close, invested at 7%: $831,639
Monthly shortfalls, invested: $1,835,541

Stocks come out $1,583,407 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 $1.08M, stocks $2.67M. 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 / 2 bath estimate $1,025/mo · range $575–$1,450

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
411 5th Ave S, Apt 102, Saint Cloud 56301 off market	$325	4 / 2	—	0.9 mi	2025-06-13	93%
411 5th Ave S, Apt 201, Saint Cloud 56301 off market	$325	4 / 2	—	0.9 mi	2025-06-13	93%
627 7th Ave S Unit A, Saint Cloud 56301 off market	$1,700	4 / 2	1,700	0.9 mi	2026-02-26	92%
A 900 7th Ave S, Unit 102, Saint Cloud 56301 off market	$1,300	4 / 2	—	1.1 mi	2025-07-09	92%
500 11th St S, Apt 304, Saint Cloud 56301 off market	$1,100	4 / 2	—	1.3 mi	2025-06-12	92%
500 11th St S, Apt 105, Saint Cloud 56301 off market	$1,100	4 / 2	—	1.3 mi	2025-06-12	92%
500 11th St S, Apt 305, Saint Cloud 56301 off market	$1,100	4 / 2	—	1.3 mi	2025-06-12	92%
500 11th St S, Apt 202, Saint Cloud 56301 off market	$1,100	4 / 2	—	1.3 mi	2025-06-12	92%
500 12th St S, Apt 404, Saint Cloud 56301 off market	$395	4 / 2	—	1.4 mi	2025-07-09	92%
315 6th Ave S, Saint Cloud 56301 off market	$1,400	4 / 1	—	0.7 mi	2026-07-14	88%

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

highPackage sale: price and our numbers don't line up on unit count Listing says: This parcel contains 2 of the duplexes and this is being sold with the property next door · AI review
highNo rents, taxes or expenses given despite 'good cash flow' claim Listing says: Here is your chance to own nice properties with good cash flow. · 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 525/527 8TH AVE N
mediumAsking is $340,944 above the price where cash flow breaks even ($134,056) at the default scenario. Based on: Derived: price $475,000 vs. break-even $134,056
mediumUnit count and layout are inconsistent in the listing (6 units vs 4 with laundry) Listing says: Laundry in all 4 units. · AI review
mediumLong-tenured tenants may be on old, below-market rents Listing says: most tenants have been here for years · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 122 days on market
Recent roofs reduce near-term big-ticket capex Listing says: Updated roofs on all 3 buildings in 2023. · AI review
Dated kitchens and flooring could be refreshed to lift rents at turnover Based on: photo 4 · AI review

Questions for the agent

Can I get the rent roll, leases and security deposits for all six units?
What are the trailing-12 expenses and tax bills for both parcels?
What is the price split between 525/527 and 523, and can they be bought separately?
Who pays heat, water and electric in each unit, and are there separate meters?
Are the rental licenses current, and have there been any inspection orders?
Why has it sat for 122 days?

Bottom line

A six-unit package with no rents given and numbers that don't work at $475K on the data we have; get the rent roll before spending time on it. 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.	$5,248
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Price history Realtor.com

On the market since 2026-06-05 (122 days); down $20,000 (4.0%) from the first ask of $495,000.

Date	Event	Price
2026-07-22	Price changed	$475,000
2026-06-25	Relisted	$495,000
2026-06-24	Removed	—
2026-06-05	Listed	$495,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$5,248
County	Stearns
Parcel number	82518930000

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.