3018 9th St N · St. Cloud, MN 56303

$169,000

4 bd · 2.0 ba · 2,019 sqft · SingleFamily · 10 Days on market

Built 1954 5,662 sqft lot $84/sqft · 30% below area Est $240k · 30% under

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Tasteful" doesn't do this 4-bedroom brick rambler justice. Updated raised oak kitchen cabinets with many intricate features. New appliances; Newer furnace. Ornate outdoor landscaping and so much more. See this one today!

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Attached garage with room for 2 cars (garage approx. 18 x 22)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One level (main living on one level with lower level); Entry foyer
• Construction: Block, brick and frame construction; Block foundation; Built with both above- and below-grade finished space
• Exterior features: Corner lot (44 x 125); Lot size about 0.13 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 4 bedrooms (beds located on main and lower levels)
• Bathrooms: 1 full bath; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with egress window(s); Unfinished areas in basement; Block basement walls; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 7.3% vs local median 3.9% 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 C — 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.
• Market conditions: 150 active listings in the ZIP; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (median comp): $240,380
• List price: $169,000
• Delta: -29.69%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-17,840
• Equity at exit: $25,198

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,048
• Equity at exit: $14,612

Cash invested: $47,320 (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 →

ZIP-level market 56303

• Active inventory: 150
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$283 /mo · $3,396/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $149

Break-even live

Break-even rent $1,569

Max offer price $169,000

Occupancy floor 87%

Sensitivity live

Price	-10% $244	-5% $197	+0% $149	+5% $101	+10% $53
Rent	-10% $10	-5% $79	+0% $149	+5% $218	+10% $288
Rate	-1.0pp $234	-0.5pp $192	base $149	+0.5pp $105	+1.0pp $60

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-16
   status Pending 949-char remark
2. 2026-05-09
   historical Contingent - Inspection 949-char remark
3. 2026-05-07
   listed $169,000 Active 949-char remark
4. 2026-05-05
   historical $169,000 949-char remark
5. 2013-05-30
   soldstatus $128,000 236-char remark

   Show marketing remark (236 chars)

   "Tasteful" doesn't do this 4-bedroom brick rambler justice. Updated raised oak kitchen cabinets with many intricate features. New appliances; Newer furnace. Ornate outdoor landscaping and so much more. See this one today!

6. 2013-04-11
   historical 236-char remark

   Show marketing remark (236 chars)

   "Tasteful" doesn't do this 4-bedroom brick rambler justice. Updated raised oak kitchen cabinets with many intricate features. New appliances; Newer furnace. Ornate outdoor landscaping and so much more. See this one today!

7. 2013-03-07
   listed $128,000 236-char remark

   Show marketing remark (236 chars)

   "Tasteful" doesn't do this 4-bedroom brick rambler justice. Updated raised oak kitchen cabinets with many intricate features. New appliances; Newer furnace. Ornate outdoor landscaping and so much more. See this one today!

8. 2012-11-30
   historical
9. 2012-02-23
   listed $139,900
10. 2012-02-18
    historical
11. 2011-07-18
    listed $144,900
12. 2003-10-31
    soldstatus $155,900
13. 2003-08-15
    listed $159,900

ⓘ 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: $3,396 · $283/mo
• Projected year-2 tax: $3,396 · $283/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 ≥97°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: $21,090
• − Mortgage interest: −$9,467
• − Property taxes: −$3,396
• − Insurance: −$845
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$4,916
• Taxable loss: −$908
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $2,003/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.

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 · 90,226 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: 887.0

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%

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%

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

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

Price history

+8.8% since first listed

14 events — show timeline

• 2026-06-09 Sold (MLS) $174,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-30 Sold (MLS) $128,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-07 Listed $128,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-23 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-18 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-31 Sold (MLS) $155,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-15 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $3,396 · -3.1% YoY. Source: county tax records.