808 11th Ave N · St. Cloud, MN 56303

$130,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 7 Days on market

Built 1926 8,315 sqft lot

---

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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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

Tons of potential with hardwood floors, formal dining, cute front porch, 3 beds on the same level, fenced in rear yard close to schools, parks, hospital & in great neighborhood.

Key facts

• 8,315 sq ft lot
• Garage
• Built 1926

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers (100 Amp and 200+ Amp listed)
• Home design: Residential property; Two levels; Entry from front porch
• Construction: Stone foundation; Asphalt roof (age 8 years or less); Built with stucco exterior
• Exterior features: Stucco exterior; Front porch; Lot approximately 63 x 132 (8,315 sq ft); City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (all bedrooms on the upper level; one-bedroom layout shows 3 BR on one level noted)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement rough-in for additional plumbing
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Front porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $120k (8.0% below list).
• Recommended offer: $120k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Madison Elementary (math 28% / reading 31%, grade F, #687 of 857 statewide, top 82%, 649 students, 74% FRL); North Junior High (math 17% / reading 32%, grade F, #219 of 258 statewide, top 86%, 708 students, 77% FRL); Apollo Senior High (math 27% / reading 47%, grade F, #282 of 471 statewide, top 63%, 1,225 students, 67% FRL) — zoned schools average 73% FRL vs 48% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 154 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $899 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $48k; list at $130k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,639 (8.0% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.92% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 9.1

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-15,053
• Equity at exit: $19,383

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,397
• Equity at exit: $11,240

Cash invested: $36,400 (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: 154
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$682
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $95

Break-even live

Break-even rent $1,077

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $168	-5% $131	+0% $95	+5% $58	+10% $21
Rent	-10% $0	-5% $47	+0% $95	+5% $142	+10% $189
Rate	-1.0pp $160	-0.5pp $128	base $95	+0.5pp $61	+1.0pp $27

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 7th St N Apt 2 St Cloud, MN	2.0	1.0	850	$1,100	$1.29	45d	1	0.10mi
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	45d	1	0.70mi
1310 15th St N St Cloud, MN	1.0–2.0	1.0	825	$1,090	$1.32	45d	18	0.85mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,080	$1.56	45d	23	0.96mi
801 15th Ave S Unit 2 St Cloud, MN	2.0	1.0	1100	$1,175	$1.07	45d	1	1.04mi
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	45d	2	1.19mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	45d	1	1.21mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	45d	9	1.37mi
3201 14th St N Saint Cloud, MN	1.0–2.0	1.0	852	$1,045	$1.23	45d	2	1.37mi
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,389	$1.39	45d	3	1.40mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-26
   historical Contingent - Inspection
3. 2026-04-22
   listed $130,000 Active
4. 2012-11-12
   soldstatus $48,100 181-char remark

   Show marketing remark (181 chars)

   Tons of potential with hardwood floors, formal dining, cute front porch, 3 beds on the same level, fenced in rear yard close to schools, parks, hospital & in great neighborhood.

5. 2012-10-24
   historical 181-char remark

   Show marketing remark (181 chars)

   Tons of potential with hardwood floors, formal dining, cute front porch, 3 beds on the same level, fenced in rear yard close to schools, parks, hospital & in great neighborhood.

6. 2012-08-10
   listed $48,000 181-char remark

   Show marketing remark (181 chars)

   Tons of potential with hardwood floors, formal dining, cute front porch, 3 beds on the same level, fenced in rear yard close to schools, parks, hospital & in great neighborhood.

7. 2007-10-22
   soldstatus $104,700 88-char remark

   Show marketing remark (88 chars)

   Great 3 bed, 1 bath home on large city lot. Fenced in backyard and many updates inside.

8. 2007-09-11
   historical 88-char remark

   Show marketing remark (88 chars)

   Great 3 bed, 1 bath home on large city lot. Fenced in backyard and many updates inside.

9. 2006-09-27
   listed $105,000 88-char remark

   Show marketing remark (88 chars)

   Great 3 bed, 1 bath home on large city lot. Fenced in backyard and many updates inside.

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$40/yr (+$3/mo · 2.9%)

ⓘ 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: $14,357
• − Mortgage interest: −$7,282
• − Property taxes: −$1,376
• − Insurance: −$650
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,782
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,382/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

+23.8% since first listed

9 events — show timeline

• 2026-04-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-12 Sold (MLS) $48,100 NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-08-10 Listed $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-22 Sold (MLS) $104,700 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-27 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $1,376 · -6.0% YoY. Source: county tax records.