909 7th Ave N · St. Cloud, MN 56303

$105,000

3 bd · 2.0 ba · 1,770 sqft · SingleFamily · 85 Days on market

Built 1930 Fair condition 8,712 sqft lot 1-car garage $59/sqft · 54% below area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this affordable 1.5-story home in St. Cloud! Offering plenty of potential for the right buyer. Features include a functional layout, spacious living areas, and the chance to build instant equity through improvements. Ideal for investors, renovators, or owner-occupants looking for a sweat-equity opportunity. Conveniently located near parks, shopping, dining, and everyday amenities with easy access to major roads and downtown St. Cloud. Bring your vision and unlock the possibilities this property has to offer. Property sold as-is.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.2% in St. Cloud — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Cloud Public School District (urban): math 27% / reading 38% proficiency, ranked #264 of 301 in MN (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Elementary (math 28% / reading 31%, grade F, #687 of 857 statewide, top 82%, 649 students, 74% FRL); North Junior High (math 17% / reading 32%, grade F, #219 of 258 statewide, top 86%, 708 students, 77% FRL); Apollo Senior High (math 27% / reading 47%, grade F, #282 of 471 statewide, top 63%, 1,225 students, 67% FRL) — zoned schools average 73% FRL vs 48% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.36%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $226,866
• List price: $105,000
• Delta: -53.72%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 8th Ave N	0.08mi	3/2.0	1,579 (-11%)	36mo	$180,000	$114	58
920 7th Ave N	0.04mi	4/3.0 (+1)	2,296 (+30%)	49mo	$199,000	$87	44
827 10th Ave SE	1.65mi	4/2.0 (+1)	1,300 (-27%)	1mo	$230,000	$177	34
1100 24th Ave N	0.69mi	3/3.0	1,903 (+8%)	35mo	$250,000	$131	31
607 23rd Ave N	0.91mi	3/2.0	1,460 (-18%)	11mo	$205,000	$140	30
420 15th Ave SE	1.83mi	4/2.0 (+1)	1,618 (-9%)	38mo	$220,000	$136	26
105 36th Ave N	1.90mi	4/2.0 (+1)	1,600 (-10%)	47mo	$220,000	$138	24
2200 Clearwater Rd	2.22mi	5/3.0 (+2)	1,684 (-5%)	29mo	$206,000	$122	23
1517 Oak Grove Rd SW	2.16mi	3/3.0	2,000 (+13%)	24mo	$186,100	$93	19
307 21st Ave N	1.00mi	3/1.0	1,284 (-28%)	39mo	$155,000	$121	16
102 7th Ave SE	1.27mi	4/2.0 (+1)	2,191 (+24%)	32mo	$229,900	$105	15
1001 15th Ave S	1.35mi	5/3.0 (+2)	2,170 (+23%)	34mo	$180,000	$83	6

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $14,796
• Equity at exit: $15,656

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $53,946
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 14 active · 27 under contract
• Median asking: $224,950 ($125/sqft)
• Median days on market: 16 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 56303

• Active inventory: 237
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $499

Break-even live

Break-even rent $945

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $558	-5% $529	+0% $499	+5% $469	+10% $439
Rent	-10% $374	-5% $437	+0% $499	+5% $561	+10% $623
Rate	-1.0pp $552	-0.5pp $526	base $499	+0.5pp $472	+1.0pp $444

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	93d	1	0.96mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	93d	1	1.23mi
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	93d	1	1.34mi

Property features AI

Exterior

• Parking: 1-car garage (approx. 20x20)
• Utilities: City water available in streetCity sewer available in streetNatural gas
• Home design: Residential property typeFacing city streetEntry on public maintained road
• Construction: Stone foundationBuilt with above- and below-grade finished areas
• Exterior features: Medium tree coverageOther exterior details

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms (one on main floor, one on upper level)
• Heating & cooling: Forced air heatingNo central air
• Interior features: Full, partially finished basementStone foundationOne and one-half level layout

Listing history 50 events

1. 2026-08-08
   days on market $105,000 Active 85 DOM
2. 2026-08-07
   days on market $105,000 Active 84 DOM
3. 2026-08-06
   days on market $105,000 Active 83 DOM
4. 2026-08-05
   days on market $105,000 Active 82 DOM
5. 2026-08-04
   days on market $105,000 Active 81 DOM
6. 2026-08-03
   days on market $105,000 Active 80 DOM
7. 2026-07-31
   days on market $105,000 Active 77 DOM
8. 2026-07-30
   days on market $105,000 Active 76 DOM
9. 2026-07-29
   days on market $105,000 Active 75 DOM
10. 2026-07-27
    days on market $105,000 Active 73 DOM
11. 2026-07-25
    days on market $105,000 Active 71 DOM
12. 2026-07-23
    days on market $105,000 Active 69 DOM
13. 2026-07-22
    days on market $105,000 Active 68 DOM
14. 2026-07-21
    days on market $105,000 Active 67 DOM
15. 2026-07-18
    days on market $105,000 Active 64 DOM
16. 2026-07-16
    days on market $105,000 Active 62 DOM
17. 2026-07-16
    days on market $105,000 Active 61 DOM
18. 2026-07-14
    days on market $105,000 Active 60 DOM
19. 2026-07-13
    days on market $105,000 Active 59 DOM
20. 2026-07-12
    days on market $105,000 Active 58 DOM
21. 2026-07-11
    days on market $105,000 Active 57 DOM
22. 2026-07-10
    days on market $105,000 Active 56 DOM
23. 2026-07-09
    days on market $105,000 Active 55 DOM
24. 2026-07-08
    days on market $105,000 Active 54 DOM
25. 2026-07-07
    days on market $105,000 Active 53 DOM
26. 2026-07-06
    days on market $105,000 Active 52 DOM
27. 2026-07-05
    days on market $105,000 Active 51 DOM
28. 2026-07-04
    days on market $105,000 Active 50 DOM
29. 2026-07-03
    days on market $105,000 Active 49 DOM
30. 2026-07-02
    days on market $105,000 Active 48 DOM
31. 2026-07-01
    days on market $105,000 Active 47 DOM
32. 2026-06-30
    days on market $105,000 Active 46 DOM
33. 2026-06-29
    days on market $105,000 Active 45 DOM
34. 2026-06-28
    days on market $105,000 Active 44 DOM
35. 2026-06-28
    days on market $105,000 Active 43 DOM
36. 2026-06-27
    days on market $105,000 Active 42 DOM
37. 2026-06-26
    days on market $105,000 Active 41 DOM
38. 2026-06-23
    days on market $105,000 Active 38 DOM
39. 2026-06-22
    days on market $105,000 Active 37 DOM
40. 2026-06-19
    days on market $105,000 Active 35 DOM
41. 2026-06-18
    days on market $105,000 Active 34 DOM
42. 2026-06-17
    days on market $105,000 Active 33 DOM
43. 2026-06-16
    days on market $105,000 Active 32 DOM
44. 2026-06-15
    days on market $105,000 Active 31 DOM
45. 2026-06-14
    days on market $105,000 Active 29 DOM
46. 2026-06-13
    days on market $105,000 Active 28 DOM
47. 2026-06-10
    days on market $105,000 Active 26 DOM
48. 2026-06-09
    days on market $105,000 Active 25 DOM
49. 2026-06-08
    days on market $105,000 Active 24 DOM
50. 2026-06-07
    days on market $105,000 Active 23 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,915
• − Mortgage interest: −$5,882
• − Property taxes: −$1,824
• − Insurance: −$525
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$3,055
• Taxable income: $4,604
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $4,882/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $44,250–$79,650 screening

This 1.5-story home in St. Cloud requires significant repairs and maintenance to improve its condition and increase its resale or rental value. The roof, siding, fencing, landscaping, and exterior paint all need attention. Addressing these issues will significantly enhance the property's appearance and attract potential buyers or renters.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows seem to be in poor condition, possibly due to age or exposure, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical panel is not visible, and the house appears to be in a state of disrepair, suggesting potential electrical issues that need urgent attention.
• Major Exterior (exterior) — The exterior of the house is in a state of disrepair, with visible damage and lack of maintenance, indicating major issues that need urgent attention.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major siding — Peeling paint and possible rot.
• Major fencing — Broken sections and missing panels.
• Major landscaping — Sparse and overgrown, with no visible lawn care.
• Major exterior paint — Peeling paint and overall poor condition of the exterior.

Value-add opportunities

• Both roof repair — Fixing the roof will prevent water damage and improve the property's appearance. ↑
• Both siding repair — Repairing the siding will improve the property's appearance and prevent further damage. ↑
• Both fencing repair — Repairing the fencing will improve the property's appearance and provide better security. ↑
• Both landscaping maintenance — Maintaining the landscaping will improve the property's curb appeal and attract potential buyers. ↑
• Both exterior painting — Painting the exterior will improve the property's appearance and attract potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Madison Elementary F MN #687/857 Nat'l #26,716/41,679 Middle North Junior High F MN #219/258 Nat'l #10,474/14,009 High Apollo Senior High F MN #282/471 Nat'l #9,001/17,239

Schools (NCES district)

• District: St. Cloud Public School District
• NCES district ID: 2733510
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $46,638
• Composite: 27.91/100
• National rank: #6866
• State rank: #264 of 301 in MN

Livability — St. Cloud

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Cloud, MN
• County: Stearns County · 162,629 people
• City population: 60,914
• Metro: St. Cloud, MN
• Population (ZIP): 25,827
• Household income: $65,198
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 12% of renters

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Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 8% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 7% Romanian 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.45%
• Current HPI: 135.2097
• Rent YoY: —
• Metro: St. Cloud, MN
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

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Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Property features AI

Exterior

• Parking: 1-car garage (approx. 20x20)
• Utilities: City water available in streetCity sewer available in streetNatural gas
• Home design: Residential property typeFacing city streetEntry on public maintained road
• Construction: Stone foundationBuilt with above- and below-grade finished areas
• Exterior features: Medium tree coverageOther exterior details

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms (one on main floor, one on upper level)
• Heating & cooling: Forced air heatingNo central air
• Interior features: Full, partially finished basementStone foundationOne and one-half level layout

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Coming Soon $105,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $1,824 · -27.2% YoY. Source: county tax records.