1212 14th Ave SE · St. Cloud, MN 56304

$250,000

4 bd · 2.0 ba · 1,808 sqft · SingleFamily · 25 Days on market

Built 1970 7,230 sqft lot $138/sqft · 5% above area Est $237k · 5% over

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Why this score? — see what drove the D 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 +17.1/30.0
• DSCR +5.3/10.0
• ARV discount +5.0/15.0
• 1% rule +4.1/10.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 3bdr, 2bth rambler located close to SCSU. 3 main floor bedrooms with fully finished basement. 4th bedroom in LL needs closet. Recent updates include new furnace in 2014, 30 year shingles, low maintenance siding, new counter-tops/maple cabinets in 2009, vinyl windows & fresh paint throughout. Large fenced in backyard with private patio area. Must see!

Key facts

• Fresh paint
• New flooring
• Gas fireplace

Tags

• GAS FIREPLACE
• ELECTRIC FIREPLACE
• NEW FLOORING
• FRESH PAINT
• BRAND NEW FURNACE
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached or attached garage not specified; 1-car garage (16 x 24)
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential property; One story; Entry level: Main
• Construction: Block foundation; Asphalt roof; Foundation area approximately 1,008 (details provided)
• Exterior features: Vinyl exterior; Deck; Medium tree coverage

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Kitchen/Dining room
• Bedrooms: 4 bedrooms total; Main-floor bedroom
• Flooring: Main level and lower level finished (specific flooring types not provided)
• Bathrooms: One full bathroom on the main floor; One half bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Kitchen window; Finished basement with egress window(s); Fireplace (electric and gas) serving living room and family room
• Laundry & utility: Washer; Dryer; Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.3% below list).
• Recommended offer: $227k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 D — 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: Talahi Community Elementary (563 students, 84% FRL); South Junior High (math 24% / reading 37%, grade F, #192 of 258 statewide, top 77%, 867 students, 73% FRL); Technical Senior High (math 27% / reading 46%, grade F, #298 of 471 statewide, top 63%, 1,515 students, 67% FRL) — zoned schools average 74% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 334 units permitted in Sherburne County in 2024 (58 in 5+ unit buildings).
• At $2,267/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 1175% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $226,746 (9.3% below list)

Questions for the listing agent

1. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $237,044
• List price: $250,000
• Delta: 5.47%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-27,797
• Equity at exit: $37,276

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-2,687
• Equity at exit: $21,615

Cash invested: $70,000 (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 56304

• Home prices YoY: -21.4%
• Rents YoY: 3.8%
• Active inventory: 116
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $172

Break-even live

Break-even rent $2,050

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $313	-5% $242	+0% $172	+5% $101	+10% $30
Rent	-10% $-8	-5% $82	+0% $172	+5% $261	+10% $351
Rate	-1.0pp $298	-0.5pp $235	base $172	+0.5pp $107	+1.0pp $41

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	45d	1	0.10mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	45d	1	0.16mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,693	$2.05	0d	5	0.39mi
1812 16th St SE Saint Cloud, MN	3.0–4.0	1.0–1.5	1250	$1,680	$1.34	0d	4	0.51mi
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	45d	1	1.06mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	45d	1	1.26mi

Listing history 19 events

1. 2026-05-11
   historical Contingent - Inspection 932-char remark
2. 2026-04-25
   listed $250,000 Active 932-char remark
3. 2016-09-15
   soldstatus $117,000 Sold 374-char remark

   Show marketing remark (374 chars)

   Move in ready 3bdr, 2bth rambler located close to SCSU. 3 main floor bedrooms with fully finished basement. 4th bedroom in LL needs closet. Recent updates include new furnace in 2014, 30 year shingles, low maintenance siding, new counter-tops/maple cabinets in 2009, vinyl windows & fresh paint throughout. Large fenced in backyard with private patio area. Must see!

4. 2016-08-19
   status Pending 374-char remark

   Show marketing remark (374 chars)

   Move in ready 3bdr, 2bth rambler located close to SCSU. 3 main floor bedrooms with fully finished basement. 4th bedroom in LL needs closet. Recent updates include new furnace in 2014, 30 year shingles, low maintenance siding, new counter-tops/maple cabinets in 2009, vinyl windows & fresh paint throughout. Large fenced in backyard with private patio area. Must see!

5. 2016-08-10
   historical Contingent - Inspection 374-char remark

   Show marketing remark (374 chars)

   Move in ready 3bdr, 2bth rambler located close to SCSU. 3 main floor bedrooms with fully finished basement. 4th bedroom in LL needs closet. Recent updates include new furnace in 2014, 30 year shingles, low maintenance siding, new counter-tops/maple cabinets in 2009, vinyl windows & fresh paint throughout. Large fenced in backyard with private patio area. Must see!

6. 2016-06-30
   listed $119,900 Active 374-char remark

   Show marketing remark (374 chars)

   Move in ready 3bdr, 2bth rambler located close to SCSU. 3 main floor bedrooms with fully finished basement. 4th bedroom in LL needs closet. Recent updates include new furnace in 2014, 30 year shingles, low maintenance siding, new counter-tops/maple cabinets in 2009, vinyl windows & fresh paint throughout. Large fenced in backyard with private patio area. Must see!

7. 2015-06-17
   soldstatus $114,900
8. 2015-05-28
   soldstatus $114,900 Sold

   Show marketing remark (254 chars)

   This wonderful home is beyond move in ready and in great shape. You won't find many like this at this price. Boasting 3 bedrooms on the main level, remodeled kitchen in 2009, new furnace in 2014, newer vinyl siding on home and garage in 2007. A must see.

9. 2015-04-15
   status Pending

   Show marketing remark (254 chars)

   This wonderful home is beyond move in ready and in great shape. You won't find many like this at this price. Boasting 3 bedrooms on the main level, remodeled kitchen in 2009, new furnace in 2014, newer vinyl siding on home and garage in 2007. A must see.

10. 2015-04-13
    historical Contingent - Inspection

    Show marketing remark (254 chars)

    This wonderful home is beyond move in ready and in great shape. You won't find many like this at this price. Boasting 3 bedrooms on the main level, remodeled kitchen in 2009, new furnace in 2014, newer vinyl siding on home and garage in 2007. A must see.

11. 2015-04-07
    listed $114,900 Active

    Show marketing remark (254 chars)

    This wonderful home is beyond move in ready and in great shape. You won't find many like this at this price. Boasting 3 bedrooms on the main level, remodeled kitchen in 2009, new furnace in 2014, newer vinyl siding on home and garage in 2007. A must see.

12. 2004-09-10
    soldstatus $126,900
13. 2004-06-10
    soldstatus $126,900
14. 2004-05-04
    historical
15. 2004-04-26
    listed $128,900
16. 2004-04-26
    historical
17. 2003-12-11
    historical
18. 2003-12-10
    listed $129,900
19. 2003-08-04
    listed $134,900

ⓘ 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: $2,454 · $204/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$173/yr (+$14/mo · 7.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $27,210
• − Mortgage interest: −$14,004
• − Property taxes: −$2,454
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$7,273
• Taxable loss: −$2,125
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $2,569/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: Sherburne County · 120,363 people
• City population: 60,914
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,473
• Household income: $58,148
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1175.0

Population outlook (Sherburne County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 99,341 · +2.0%
• By 2040: 101,188 · +3.9%
• By 2050: 99,214 · +1.9%
• By 2075: 88,700 · -8.9%
• By 2100: 72,241 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 17% Two or more races 9% Asian 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 6% Romanian 5% Slovak 3%
• Foreign-born: 10% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Sherburne

• 2024 margin: Solid R (+34.9) · D 31.7% · R 66.6% · Other 1.7%
• 2008→2024 swing: -16.7pp toward R · 2008: -18.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+32.6 2016: R+37.0 2012: R+22.1 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.11%
• Current HPI: 220.2539
• Rent YoY: ▲ 3.79%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+82.4% since first listed

21 events — show timeline

• 2026-06-12 Sold (MLS) $246,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-15 Sold (MLS) $117,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-30 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-17 Sold (Public Records) $114,900 Public Records
• 2015-05-28 Sold (MLS) $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-07 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-10 Sold (Public Records) $126,900 Public Records
• 2004-06-10 Sold (MLS) $126,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-26 Listed $128,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-10 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-04 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $2,454 · +2.6% YoY. Source: county tax records.