1201 10th Ave S · St. Cloud, MN 56301

$139,000

3 bd · 1.0 ba · 612 sqft · SingleFamily · 28 Days on market

Built 1960 0.26 ac 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• Rent growth +3.3/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Build in this quiet established neighborhoo. Close to schools, parks, shopping, and public transit. The lot next door is also available and has water and septic in the land so no Wac and SAC;; plus a 1-stall garage.

Key facts

• Convenient side gate
• Detached garage
• 0.26 acre lot

Tags

• MASSIVE FULLY FENCED YARD
• DETACHED GARAGE
• 40 FOOT SHIPPING CONTAINER
• CONVENIENT SIDE GATE

Property features AI

Finance

• Other: Living area reported as 612 (main level finished area and above-grade finished area listed as 612)

Exterior

• Parking: Detached or attached garage with 1 vehicle capacity
• Utilities: City water connection; City sewer connection; Natural gas service
• Home design: Residential property; One story; Poured concrete foundation
• Construction: Poured concrete foundation; Foundation area about 612
• Exterior features: Lot is approximately 0.26 acres; Lot dimensions about 90 x 126

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Window air conditioning units
• Interior features: One-level layout; Basement present (no finished basement features listed)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $186 ($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 $127k (8.5% below list).
• Recommended offer: $127k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+3.4%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $961 of loan paydown is wiped out by about $4k 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

• It's been on market 28 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $14k; list at $139k implies a 859% gain — meaningful room to come down on a strong offer.

Recommended offer $127,134 (8.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-10,246
• Equity at exit: $20,725

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,087
• Equity at exit: $12,018

Cash invested: $38,920 (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 56301

• Rents YoY: 3.4%
• Active inventory: 218
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $186

Break-even live

Break-even rent $1,036

Max offer price $139,000

Occupancy floor 80%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	43d	2	0.27mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	43d	9	0.47mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,080	$1.56	43d	23	0.82mi

Listing history 24 events

1. 2026-06-19
   days on market $139,000 Active 28 DOM
2. 2026-06-18
   days on market $139,000 Active 27 DOM
3. 2026-06-17
   days on market $139,000 Active 26 DOM
4. 2026-06-16
   days on market $139,000 Active 25 DOM
5. 2026-06-15
   days on market $139,000 Active 24 DOM
6. 2026-06-14
   days on market $139,000 Active 22 DOM
7. 2026-06-13
   days on market $139,000 Active 21 DOM
8. 2026-06-10
   days on market $139,000 Active 19 DOM
9. 2026-06-09
   days on market $139,000 Active 18 DOM
10. 2026-06-08
    days on market $139,000 Active 17 DOM
11. 2026-06-07
    pricedays on market $139,000 Active 16 DOM
12. 2026-06-03
    days on market $145,000 Active 12 DOM
13. 2026-06-02
    days on market $145,000 Active 11 DOM
14. 2026-06-01
    days on market $145,000 Active 10 DOM
15. 2026-05-31
    days on market $145,000 Active 9 DOM
16. 2026-05-30
    days on market $145,000 Active 8 DOM
17. 2026-05-22
    listed $145,000 Active
18. 2024-12-19
    historical
19. 2024-09-26
    price $169,900
20. 2024-08-23
    listed $179,900 Active
21. 2018-10-12
    soldstatus $14,500 Sold 217-char remark

    Show marketing remark (217 chars)

    Build in this quiet established neighborhoo. Close to schools, parks, shopping, and public transit. The lot next door is also available and has water and septic in the land so no Wac and SAC;; plus a 1-stall garage.

22. 2018-10-12
    soldstatus $29,000

    Show marketing remark (217 chars)

    Build in this quiet established neighborhoo. Close to schools, parks, shopping, and public transit. The lot next door is also available and has water and septic in the land so no Wac and SAC;; plus a 1-stall garage.

23. 2018-09-25
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Build in this quiet established neighborhoo. Close to schools, parks, shopping, and public transit. The lot next door is also available and has water and septic in the land so no Wac and SAC;; plus a 1-stall garage.

24. 2018-08-08
    listed $18,000 Active 217-char remark

    Show marketing remark (217 chars)

    Build in this quiet established neighborhoo. Close to schools, parks, shopping, and public transit. The lot next door is also available and has water and septic in the land so no Wac and SAC;; plus a 1-stall garage.

ⓘ 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: $376 · $31/mo
• Projected year-2 tax: $966 · $81/mo
• Expected delta: +$590/yr (+$49/mo · 157.0%)

ⓘ 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 ≥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: $15,256
• − Mortgage interest: −$7,786
• − Property taxes: −$376
• − Insurance: −$695
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,044
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $2,255/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): 35,580
• Household income: $73,142
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1831.0

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 (66%)
• Race & ethnicity: White 66% Black 20% Hispanic / Latino 6% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Portuguese 6% Romanian 4% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 77% English-only · Spanish 4% Other Asian/Pacific 2% Other Indo-European 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: ▼ -102.70%
• Current HPI: 148.6882
• Rent YoY: ▲ 3.38%
• 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

+705.6% since first listed

8 events — show timeline

• 2026-05-22 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-26 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-23 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-12 Sold (Public Records) $29,000 Public Records
• 2018-10-12 Sold (MLS) $14,500 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-08 Listed $18,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+64.9%/yr

Latest (2019): $376 · +64.9% YoY. Source: county tax records.