1306 11th St SE · St. Cloud, MN 56304

$224,900

4 bd · 2.0 ba · 1,744 sqft · SingleFamily · 7 Days on market

Built 1985 7,840 sqft lot

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• 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

Beautiful remodeled 4 bedroom, 2 bath rambler. 2 stall garage with large lot. Close to Munsinger Gardens

Key facts

• New furnace
• New water heater
• Corner lot

Tags

• CORNER LOT
• MAJOR MECHANICAL UPDATES
• NEW FURNACE
• NEW CENTRAL AIR
• NEW WATER HEATER
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (concrete); 2-car garage — approximately 22 x 24
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One story; Entry level main floor
• Construction: Block foundation; Asphalt pitched roof (age 8 years or less)
• Exterior features: Metal exterior; Corner lot with light tree coverage; City street frontage on paved roads; Lot dimensions about 60 x 120

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen/dining area
• Bedrooms: 4 bedrooms (one on the main floor, additional bedrooms on lower and main levels)
• Bathrooms: Main floor full bathroom; Basement 3/4 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Natural woodwork; Kitchen window; Washer/dryer hookup
• Laundry & utility: Washer; Dryer; Electric water heater; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/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 $221k (1.9% below list).
• Recommended offer: $221k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+3.8%/yr); 116 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $2,207/mo this rent would consume 46% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago; this cycle's ask is 77% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $131k; list at $225k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,723 (1.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.98% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-17,047
• Equity at exit: $33,533

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $15,171
• Equity at exit: $19,445

Cash invested: $62,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $277

Break-even live

Break-even rent $1,856

Max offer price $224,900

Occupancy floor 82%

Sensitivity live

Price	-10% $404	-5% $341	+0% $277	+5% $213	+10% $150
Rent	-10% $103	-5% $190	+0% $277	+5% $364	+10% $451
Rate	-1.0pp $390	-0.5pp $334	base $277	+0.5pp $219	+1.0pp $160

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	45d	1	0.08mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	45d	1	0.12mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,700	$2.06	0d	7	0.47mi
1812 16th St SE Saint Cloud, MN	3.0–4.0	1.0–1.5	1250	$1,680	$1.34	0d	4	0.59mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	45d	1	1.20mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	45d	1	1.22mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	45d	1	1.25mi
1510 9th Ave S St Cloud, MN	4.0	2.0	1100	$1,095	$1.00	45d	1	1.43mi

Listing history 7 events

1. 2026-06-19
   days on market $224,900 Coming Soon 7 DOM
2. 2026-06-18
   days on market $224,900 Coming Soon 6 DOM
3. 2026-06-17
   days on market $224,900 Coming Soon 5 DOM
4. 2026-06-16
   days on market $224,900 Coming Soon 4 DOM
5. 2026-06-15
   days on market $224,900 Coming Soon 3 DOM
6. 2026-06-13
   remarks 642-char remark
7. 2026-06-13
   listed $224,900 Coming Soon 1 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: $2,322 · $194/mo
• Projected year-2 tax: $2,420 · $202/mo
• Expected delta: +$98/yr (+$8/mo · 4.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $26,487
• − Mortgage interest: −$12,598
• − Property taxes: −$2,322
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$6,543
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $3,406/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

+177.7% since first listed

9 events — show timeline

• 2026-06-12 Coming Soon $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-19 Sold (Public Records) $131,200 Public Records
• 2013-04-15 Sold (MLS) $131,200 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-12 Listed $127,400 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-24 Sold (Public Records) $60,000 Public Records
• 2012-05-15 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-05-26 Listed $81,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2025): $2,322 · -2.0% YoY. Source: county tax records.