221 25th Ave N · St. Cloud, MN 56303

$140,000

2 bd · 2.0 ba · 1,096 sqft · SingleFamily · 65 Days on market

Built 1919 5,227 sqft lot Est $123k · 14% over

---

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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD ACQUIRED, SOLD AS IS, SIMULTANEOUS OFFERS DUE 5/26/08, OWNER OCCUPANT ONLY, AGENT TO VERIFY ALL INFO & MEASUREMENTS.

Key facts

• Small deck
• Local amenities
• Detached garage

Tags

• SMALL DECK
• DETACHED GARAGE
• LOCAL AMENITIES

Property features AI

Finance

• Other: Living area reported around 1,096 square feet; One-and-one-half levels

Exterior

• Parking: Detached or attached 1-car garage (approx. 12 x 12)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One-and-one-half story home; Main entry level with upper sleeping area
• Construction: Foundation area about 696 (foundation details provided); Above-grade finished area about 1,096
• Exterior features: Lot approx. 0.12 acre (dimensions about 42 x 125)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms (both on upper level)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Full, unfinished block basement
• Laundry & utility: Washer and dryer located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $126k (9.9% below list).
• Recommended offer: $126k (9.9% 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: Discovery Community Elementary (math 22% / reading 27%, grade F, #722 of 857 statewide, top 85%, 483 students, 85% 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 77% FRL vs 48% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 154 active listings in the ZIP; 14 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 $968 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 65 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,093 (9.9% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $122,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 31st Ave N	0.42mi	3/1.0 (+1)	1,120 (+2%)	10mo	$125,000	$112	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-17,007
• Equity at exit: $20,874

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,547
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$734
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $89

Break-even live

Break-even rent $1,148

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $169	-5% $129	+0% $89	+5% $50	+10% $10
Rent	-10% $-10	-5% $40	+0% $89	+5% $139	+10% $189
Rate	-1.0pp $160	-0.5pp $125	base $89	+0.5pp $53	+1.0pp $16

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	45d	1	0.36mi
327 19 1/2 Ave N Saint Cloud, MN	1.0	1.0	750	$1,175	$1.57	45d	1	0.41mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	45d	1	0.49mi
2121 W Saint Germain St Saint Cloud, MN	1.0	1.0	1100	$1,099	$1.00	45d	1	0.49mi
801 15th Ave S Unit 2 St Cloud, MN	2.0	1.0	1100	$1,175	$1.07	45d	1	1.01mi
1015 7th St N Apt 2 St Cloud, MN	2.0	1.0	850	$1,100	$1.29	45d	1	1.03mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	45d	9	1.09mi
3201 14th St N Saint Cloud, MN	1.0–2.0	1.0	852	$1,045	$1.23	45d	2	1.33mi
1310 15th St N St Cloud, MN	1.0–2.0	1.0	825	$1,090	$1.32	45d	18	1.37mi
3600 W Saint Germain St Saint Cloud, MN	2.0	1.0–2.0	1095	$1,950	$1.78	45d	16	1.39mi
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	45d	2	1.40mi
1965 Quarry Rd Saint Cloud, MN	2.0–3.0	1.0–2.0	1008	$1,335	$1.32	45d	5	1.41mi
3403 22nd St S Unit 3403303R St Cloud, MN	2.0	1.0	830	$945	$1.14	45d	1	1.46mi
3700 W Street Germain St Saint Cloud, MN	1.0–2.0	1.0–2.0	929	$1,615	$1.74	45d	11	1.48mi

Listing history 12 events

1. 2026-04-16
   status Pending
2. 2026-04-10
   historical Contingent - Inspection
3. 2026-03-24
   price $140,000
4. 2026-03-02
   status Active
5. 2026-02-26
   historical Contingent - Inspection
6. 2026-02-10
   listed $150,000 Active
7. 2008-07-24
   soldstatus $75,000
8. 2008-07-16
   soldstatus $75,000 124-char remark

   Show marketing remark (124 chars)

   HUD ACQUIRED, SOLD AS IS, SIMULTANEOUS OFFERS DUE 5/26/08, OWNER OCCUPANT ONLY, AGENT TO VERIFY ALL INFO & MEASUREMENTS.

9. 2008-02-01
   listed $68,000 124-char remark

   Show marketing remark (124 chars)

   HUD ACQUIRED, SOLD AS IS, SIMULTANEOUS OFFERS DUE 5/26/08, OWNER OCCUPANT ONLY, AGENT TO VERIFY ALL INFO & MEASUREMENTS.

10. 2004-10-28
    soldstatus $110,000 228-char remark

    Show marketing remark (228 chars)

    EXCELLENT FOR INVESTMENT/RENTAL PROPERTY OR FIRST TIME HOME BUYER. THIS 2 BR, 2 BA HOME IS READY TO MOVE RIGHT IN. NEWLY UPDATED KITCHEN AND MF BATH ARE ONLY A FEW OF THE RECENT UPDATES. NEWER FURNACE (1999) AND NEW ROOF (2000).

11. 2004-09-22
    historical 228-char remark

    Show marketing remark (228 chars)

    EXCELLENT FOR INVESTMENT/RENTAL PROPERTY OR FIRST TIME HOME BUYER. THIS 2 BR, 2 BA HOME IS READY TO MOVE RIGHT IN. NEWLY UPDATED KITCHEN AND MF BATH ARE ONLY A FEW OF THE RECENT UPDATES. NEWER FURNACE (1999) AND NEW ROOF (2000).

12. 2004-08-26
    listed $109,900 228-char remark

    Show marketing remark (228 chars)

    EXCELLENT FOR INVESTMENT/RENTAL PROPERTY OR FIRST TIME HOME BUYER. THIS 2 BR, 2 BA HOME IS READY TO MOVE RIGHT IN. NEWLY UPDATED KITCHEN AND MF BATH ARE ONLY A FEW OF THE RECENT UPDATES. NEWER FURNACE (1999) AND NEW ROOF (2000).

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,469 · $122/mo
• Expected delta: +$99/yr (+$8/mo · 7.2%)

ⓘ 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 ≥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: $15,131
• − Mortgage interest: −$7,842
• − Property taxes: −$1,370
• − Insurance: −$700
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$4,073
• Taxable loss: −$1,275
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,379/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

+27.4% since first listed

12 events — show timeline

• 2026-04-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-10 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-24 Sold (Public Records) $75,000 Public Records
• 2008-07-16 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-01 Listed $68,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-28 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-26 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,370 · -6.2% YoY. Source: county tax records.