Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
- Asking price
- $204,900 2 units · $102K per unit
- Monthly cash flow
- −$656 at 20% down, 7%
- Estimated rent
- $1,475/mo high confidence
- Break-even price
- $81,722 where cash flow hits $0
First look
This is a 7-bedroom lodging-style unit on the main and upper floors plus a 2-bed in the lower level, near St. Cloud State. Our numbers don't work at $204,900. At default terms it loses about $656 a month with a 2.5% cap rate, and cash flow only breaks even near $81,700. The 7-bed rent estimate of $500 is per-room style pricing, so the real question is whether rooms rent individually and whether that is legal and licensed. It has sat 523 days, so the market has probably already said no to this price. Before a showing, get the rent roll, the rental license and the tax bill. Only visit if the seller will come down hard.
Things to consider
- Price is far above what rents support The model loses about $656 a month at ask and breaks even near $81,700. Only a very large discount or higher verified rents would fix it.
- Legality of the 7-bedroom lodging use If the city doesn't license it as a rooming or lodging house, income and financing both are at risk.Listing says: “Main and upper floor is a 7 BR "lodging" style rental”
- Rents and expenses are unverified No rents or utilities are stated, and the county parcel did not match, so taxes and unit count are unconfirmed.
- Finishes look dated and have a possible leak Original-era finishes and a ceiling stain mean repair and update costs before rents can improve.From photo 6
- Student demand and turnover Rooms near SCSU can fill each fall, but vacancy over summer and heavy wear hit cash flow.Listing says: “Great investment property near SCSU”
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
- doneKitchen and bath described as updated, though photos show dated finishesListing says: Updated kitchen & bath!
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
- $204,900
- Cash to close
- $26,637
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$907/mo
- Cash-on-cash
- −40.9%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $66,404
- Rent that breaks even
- $2,653/mo
Long run
- Year 30: property vs stocks
- $468K vs $1.02M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $204,900
- Cash to close
- $26,637
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$1,032/mo
- Cash-on-cash
- −46.5%
- Cap rate
- 1.8%
- DSCR
- 0.23×
Break-even
- Price that breaks even
- $47,353
- Rent that breaks even
- $2,981/mo
Long run
- Year 30: property vs stocks
- $468K vs $1.21M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $25,337
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$842/mo
- Cash-on-cash
- −39.9%
- Cap rate
- 2.7%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $66,404
- Rent that breaks even
- $2,568/mo
Long run
- Year 30: property vs stocks
- $445K vs $938K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $25,337
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$966/mo
- Cash-on-cash
- −45.8%
- Cap rate
- 1.9%
- DSCR
- 0.24×
Break-even
- Price that breaks even
- $47,353
- Rent that breaks even
- $2,885/mo
Long run
- Year 30: property vs stocks
- $445K vs $1.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $204,900
- Cash to close
- $47,127
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$656/mo
- Cash-on-cash
- −16.7%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $81,722
- Rent that breaks even
- $2,326/mo
Long run
- Year 30: property vs stocks
- $468K vs $983K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $204,900
- Cash to close
- $47,127
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$780/mo
- Cash-on-cash
- −19.9%
- Cap rate
- 1.8%
- DSCR
- 0.28×
Break-even
- Price that breaks even
- $58,277
- Rent that breaks even
- $2,614/mo
Long run
- Year 30: property vs stocks
- $468K vs $1.18M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $44,827
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$602/mo
- Cash-on-cash
- −16.1%
- Cap rate
- 2.7%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $81,722
- Rent that breaks even
- $2,257/mo
Long run
- Year 30: property vs stocks
- $445K vs $905K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $44,827
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$727/mo
- Cash-on-cash
- −19.5%
- Cap rate
- 1.9%
- DSCR
- 0.30×
Break-even
- Price that breaks even
- $58,277
- Rent that breaks even
- $2,536/mo
Long run
- Year 30: property vs stocks
- $445K vs $1.10M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $204,900
- Cash to close
- $57,372
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$587/mo
- Cash-on-cash
- −12.3%
- Cap rate
- 2.5%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $87,170
- Rent that breaks even
- $2,238/mo
Long run
- Year 30: property vs stocks
- $468K vs $984K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $204,900
- Cash to close
- $57,372
- Price per unit
- $102,450
- GRM
- 11.6
Each month
- Cash flow
- −$712/mo
- Cash-on-cash
- −14.9%
- Cap rate
- 1.8%
- DSCR
- 0.30×
Break-even
- Price that breaks even
- $62,162
- Rent that breaks even
- $2,514/mo
Long run
- Year 30: property vs stocks
- $468K vs $1.18M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $54,572
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$538/mo
- Cash-on-cash
- −11.8%
- Cap rate
- 2.7%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $87,170
- Rent that breaks even
- $2,173/mo
Long run
- Year 30: property vs stocks
- $445K vs $906K
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $194,900
- Cash to close
- $54,572
- Price per unit
- $97,450
- GRM
- 11.0
Each month
- Cash flow
- −$662/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 1.9%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $62,162
- Rent that breaks even
- $2,441/mo
Long run
- Year 30: property vs stocks
- $445K vs $1.10M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$1,227 |
| PMI | −$115 |
| Cash flow | −$907 |
| Principal paid down (equity, not cash) | $156 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$1,227 |
| PMI | −$115 |
| Cash flow | −$1,032 |
| Principal paid down (equity, not cash) | $156 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$1,167 |
| PMI | −$110 |
| Cash flow | −$842 |
| Principal paid down (equity, not cash) | $148 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$1,167 |
| PMI | −$110 |
| Cash flow | −$966 |
| Principal paid down (equity, not cash) | $148 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$1,091 |
| Cash flow | −$656 |
| Principal paid down (equity, not cash) | $139 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$1,091 |
| Cash flow | −$780 |
| Principal paid down (equity, not cash) | $139 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$1,037 |
| Cash flow | −$602 |
| Principal paid down (equity, not cash) | $132 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$1,037 |
| Cash flow | −$727 |
| Principal paid down (equity, not cash) | $132 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$1,022 |
| Cash flow | −$587 |
| Principal paid down (equity, not cash) | $130 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$1,022 |
| Cash flow | −$712 |
| Principal paid down (equity, not cash) | $130 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Net operating income | $435 |
| Mortgage (principal + interest) | −$973 |
| Cash flow | −$538 |
| Principal paid down (equity, not cash) | $124 |
| Rent | $1,475 |
| Vacancy (6%) | −$88 |
| Collected | $1,386 |
| Property tax Listing | −$266 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$133 |
| Capital reserve (8% of rent) | −$118 |
| Property management | −$125 |
| Net operating income | $310 |
| Mortgage (principal + interest) | −$973 |
| Cash flow | −$662 |
| Principal paid down (equity, not cash) | $124 |
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
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $184,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $202,768
- Monthly shortfalls, invested
- $814,330
$26,637 put into an index fund instead of the down payment and closing costs.
$232,926 you'd have paid in while the building lost money, invested instead.
Stocks come out $549,592 ahead after 30 years.
- Your equity when you sell
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $184,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $202,768
- Monthly shortfalls, invested
- $1,008,432
$26,637 put into an index fund instead of the down payment and closing costs.
$304,167 you'd have paid in while the building lost money, invested instead.
Stocks come out $743,695 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $175,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $192,872
- Monthly shortfalls, invested
- $744,717
$25,337 put into an index fund instead of the down payment and closing costs.
$211,100 you'd have paid in while the building lost money, invested instead.
Stocks come out $492,899 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $175,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $192,872
- Monthly shortfalls, invested
- $938,819
$25,337 put into an index fund instead of the down payment and closing costs.
$282,341 you'd have paid in while the building lost money, invested instead.
Stocks come out $687,002 ahead after 30 years.
- Your equity when you sell
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $163,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $358,743
- Monthly shortfalls, invested
- $624,145
$47,127 put into an index fund instead of the down payment and closing costs.
$178,319 you'd have paid in while the building lost money, invested instead.
Stocks come out $515,382 ahead after 30 years.
- Your equity when you sell
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $163,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $358,743
- Monthly shortfalls, invested
- $818,247
$47,127 put into an index fund instead of the down payment and closing costs.
$249,559 you'd have paid in while the building lost money, invested instead.
Stocks come out $709,485 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $155,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,235
- Monthly shortfalls, invested
- $563,813
$44,827 put into an index fund instead of the down payment and closing costs.
$159,158 you'd have paid in while the building lost money, invested instead.
Stocks come out $460,359 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $155,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,235
- Monthly shortfalls, invested
- $757,916
$44,827 put into an index fund instead of the down payment and closing costs.
$230,398 you'd have paid in while the building lost money, invested instead.
Stocks come out $654,462 ahead after 30 years.
- Your equity when you sell
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $153,675 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $436,730
- Monthly shortfalls, invested
- $546,883
$57,372 put into an index fund instead of the down payment and closing costs.
$153,781 you'd have paid in while the building lost money, invested instead.
Stocks come out $516,108 ahead after 30 years.
- Your equity when you sell
- $467,505
- Rental profits, invested at 7%
- $0
Sells for $497,346 (value up 3% a year), minus 6% selling cost ($29,841). Rent paid down $153,675 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $436,730
- Monthly shortfalls, invested
- $740,986
$57,372 put into an index fund instead of the down payment and closing costs.
$225,021 you'd have paid in while the building lost money, invested instead.
Stocks come out $710,211 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $146,175 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,416
- Monthly shortfalls, invested
- $490,323
$54,572 put into an index fund instead of the down payment and closing costs.
$135,818 you'd have paid in while the building lost money, invested instead.
Stocks come out $461,050 ahead after 30 years.
- Your equity when you sell
- $444,689
- Rental profits, invested at 7%
- $0
Sells for $473,073 (value up 3% a year), minus 6% selling cost ($28,384). Rent paid down $146,175 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,416
- Monthly shortfalls, invested
- $684,425
$54,572 put into an index fund instead of the down payment and closing costs.
$207,058 you'd have paid in while the building lost money, invested instead.
Stocks come out $655,152 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 $468K, stocks $1.02M. Stocks win.
Year 30 (loan paid off): property $468K, stocks $1.21M. Stocks win.
Year 30 (loan paid off): property $445K, stocks $938K. Stocks win.
Year 30 (loan paid off): property $445K, stocks $1.13M. Stocks win.
Year 30 (loan paid off): property $468K, stocks $983K. Stocks win.
Year 30 (loan paid off): property $468K, stocks $1.18M. Stocks win.
Year 30 (loan paid off): property $445K, stocks $905K. Stocks win.
Year 30 (loan paid off): property $445K, stocks $1.10M. Stocks win.
Year 30 (loan paid off): property $468K, stocks $984K. Stocks win.
Year 30 (loan paid off): property $468K, stocks $1.18M. Stocks win.
Year 30 (loan paid off): property $445K, stocks $906K. Stocks win.
Year 30 (loan paid off): property $445K, stocks $1.10M. 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.
7 bed / 1 bath estimate $500/mo · range $350–$675
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 627 5th Ave S, Apt B01, Saint Cloud 56301 | $750 | — / — | 0.1 mi | 86% |
| 750 5th St S, Apt 101, Saint Cloud 56301 | $325 | — / — | 0.2 mi | 86% |
| 418 5th Ave S, Saint Cloud 56301 | $550 | — / — | 0.2 mi | 86% |
| 395 5th Ave S, Saint Cloud 56301 | $495 | — / — | 0.3 mi | 86% |
| A 575 7th St S, Unit 103, Saint Cloud 56301 | $340 | 1 / 1 | 0.1 mi | 75% |
| 627 5th Ave S, Apt 202, Saint Cloud 56301 | $340 | 1 / 1 | 0.1 mi | 75% |
| 5th Ave S, Saint Cloud 56301 off market | $750 | 2 / 1 | 0.1 mi | 75% |
| 605 5th Ave S, Saint Cloud 56301 off market | $740 | 1 / 1 | 0.1 mi | 75% |
| 819 5th Ave S, Apt 104, Saint Cloud 56301 off market | $350 | 4 / 1 | 0.1 mi | 75% |
| A 822 7th Ave S, Unit 101, Saint Cloud 56301 off market | $405 | 1 / 1 | 0.1 mi | 75% |
2 bed / 1 bath estimate $975/mo · range $800–$1,150
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 5th Ave S, Saint Cloud 56301 off market | $750 | 2 / 1 | 0.1 mi | 94% |
| 900 7th Ave S, Apt 203, Saint Cloud 56301 | $1,150 | 2 / 1 | 0.2 mi | 94% |
| 305 8th Ave S, Apt 3, Saint Cloud 56301 off market | $995 | 2 / 1 | 0.3 mi | 94% |
| 523 12th Ave S, Unit 104, Saint Cloud 55301 off market | $875 | 2 / 1 | 0.3 mi | 94% |
| 333 4th Ave S, Saint Cloud 56301 | $800 | 2 / 1 | 0.4 mi | 93% |
| 1311 6th Ave S, Apt 303, Saint Cloud 56301 off market | $895 | 2 / 1 | 0.5 mi | 93% |
| 1311 6th Ave S, Apt 203, Saint Cloud 56301 off market | $895 | 2 / 1 | 0.5 mi | 93% |
| 525 14th St S, Apt 1, Saint Cloud 56301 off market | $895 | 2 / 1 | 0.5 mi | 93% |
| 340 2nd Ave S, Unit 144, Saint Cloud 56301 off market | $1,150 | 2 / 1 | 0.5 mi | 93% |
| 330 2nd Ave S, Unit 121, Saint Cloud 56301 off market | $1,385 | 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
- highLodging-style 7-bed setup may not be a legal or licensed use. Check the rental license and city occupancy limits. Listing says: Main and upper floor is a 7 BR "lodging" style rental · 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 707 6TH AVE S
- mediumAsking is $123,178 above the price where cash flow breaks even ($81,722) at the default scenario. Based on: Derived: price $204,900 vs. break-even $81,722
- mediumStudent-housing demand is tied to one campus and tends to be turnover-heavy with heavy wear. Listing says: ideal set up for an owner/occupied or student housing · AI review
- mediumWater stain on the bathroom ceiling tiles suggests a past or active leak. Based on: photo 6 · AI review
- mediumDescription gives no rents, no utility split and no expenses, so income is unverified. Based on: data: rent_estimate · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 523 days on market
- Paid off-street parking and low-maintenance stucco help with student tenants and upkeep. Listing says: off-street paved parking & low-maintenance stucco exterior · AI review
- House-hack option: live in one part and rent the rest. Listing says: an ideal set up for an owner/occupied or student housing · AI review
Questions for the agent
- Is there a current rental license, and for how many units and occupants?
- What are the actual rents per room and for the lower unit, and what are the lease terms?
- Which utilities does the owner pay, and are there separate meters for each unit?
- Why has it been listed 523 days, and have there been price cuts or offers?
- How old are the roof, furnace, water heater and electrical panel?
- What are the annual taxes and any special assessments?
Bottom line
A student-rental house priced about $123K above where the numbers work, and the 523 days listed suggest the market agrees. 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. | $3,192 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,458 |
| 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. 9 bedrooms: +1 pt repairs for wear | 9% / 8% |
Price history Realtor.com
On the market since 2025-04-30 (523 days); down $35,000 (14.6%) from the first ask of $239,900.
| Date | Event | Price |
|---|---|---|
| Price changed | $204,900 | |
| Price changed | $209,900 | |
| Price changed | $219,900 | |
| Price changed | $224,900 | |
| Price changed | $229,900 | |
| Price changed | $234,900 | |
| Listed | $239,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2025 | $3,192 |
| County | Stearns |
| Parcel number | 82521750000 |
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.