420 19 1/2 Ave N · St. Cloud, MN 56303

$145,000

4 bd · 2.0 ba · 1,768 sqft · SingleFamily

Built 2002 5,662 sqft lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.4/10.0
• 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

Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

Key facts

• 5,662 sq ft lot
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.0% 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; 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).
• This rent runs 31% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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 $145,000

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. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-9,951
• Equity at exit: $21,620

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $9,011
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$278 /mo · $3,334/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $211

Break-even live

Break-even rent $1,391

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• 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	43d	1	0.25mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	43d	1	0.87mi
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	43d	1	1.37mi

Listing history 23 events

1. 2025-11-18
   historical
2. 2025-11-18
   listed $145,000
3. 2018-09-06
   soldstatus $136,900 Sold 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

4. 2018-09-06
   soldstatus $136,900

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

5. 2018-08-31
   status Pending 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

6. 2018-07-16
   historical Contingent - Inspection 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

7. 2018-07-10
   status Active 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

8. 2018-06-26
   status Pending 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

9. 2018-06-18
   historical Contingent - Inspection 177-char remark

   Show marketing remark (177 chars)

   Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

10. 2018-06-04
    listed $139,900 Active 177-char remark

    Show marketing remark (177 chars)

    Wonderful, centrally located 4 bedroom and 2 bath home. Vaulted ceilings and an open floor plan that gives the home a more spacious feel. Fenced in yard and ready to move in to.

11. 2012-08-23
    soldstatus $100,000 115-char remark

    Show marketing remark (115 chars)

    4 BR, 2 BA, Split Level, home features vaulted ceilings, open floor plan, maintenance free exterior. Move in ready!

12. 2012-08-23
    soldstatus $100,000

    Show marketing remark (115 chars)

    4 BR, 2 BA, Split Level, home features vaulted ceilings, open floor plan, maintenance free exterior. Move in ready!

13. 2012-07-25
    historical 115-char remark

    Show marketing remark (115 chars)

    4 BR, 2 BA, Split Level, home features vaulted ceilings, open floor plan, maintenance free exterior. Move in ready!

14. 2011-12-02
    listed $108,500 115-char remark

    Show marketing remark (115 chars)

    4 BR, 2 BA, Split Level, home features vaulted ceilings, open floor plan, maintenance free exterior. Move in ready!

15. 2004-06-11
    soldstatus $140,000
16. 2004-03-25
    historical
17. 2004-02-16
    listed $137,900
18. 2002-05-01
    soldstatus $104,400
19. 2002-01-25
    historical
20. 2001-12-06
    listed $102,900
21. 2001-09-25
    listed $99,900
22. 2001-07-26
    soldstatus $17,900
23. 2001-06-14
    listed $17,900

ⓘ 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: $3,334 · $278/mo
• Projected year-2 tax: $3,334 · $278/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: $19,899
• − Mortgage interest: −$8,122
• − Property taxes: −$3,334
• − Insurance: −$725
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,218
• Taxable income: $315
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,460/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

+710.1% since first listed

23 events — show timeline

• 2025-11-18 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-06 Sold (Public Records) $136,900 Public Records
• 2018-09-06 Sold (MLS) $136,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-04 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-08-23 Sold (Public Records) $100,000 Public Records
• 2012-08-23 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-02 Listed $108,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-11 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-16 Listed $137,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-01 Sold (MLS) $104,400 NORTHSTARMLS as Distributed by MLS Grid
• 2002-01-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-12-06 Listed $102,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-25 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-26 Sold (MLS) $17,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-14 Listed $17,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2025): $3,334 · +0.9% YoY. Source: county tax records.