508 6th Ave S · St. Cloud, MN 56301

$194,900

8 bd · 3.0 ba · 2,801 sqft · Other · 393 Days on market

Built 1885 7,405 sqft lot $70/sqft · at area comps Est $197k · at est. ↓ 19% since listing

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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 +19.9/30.0
• ARV discount +8.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• 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

This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

Key facts

• Downtown amenities
• Lake george
• Quick walk to scsu

Tags

• QUICK WALK TO SCSU
• LAKE GEORGE
• DOWNTOWN AMENITIES
• COIN OPERATED LAUNDRY
• OFF STREET PAVED PARKING LOT
• GREAT INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents rising (+3.4%/yr); 218 active listings in the ZIP; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).
• This rent runs 34% of the median local income ($73k/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 $6k 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 393 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,086
• List price: $194,900
• Delta: -1.11%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-15,705
• Equity at exit: $29,060

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $9,167
• Equity at exit: $16,851

Cash invested: $54,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$283 /mo · $3,400/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $236

Break-even live

Break-even rent $1,755

Max offer price $194,900

Occupancy floor 84%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $194,900 Active 393 DOM
2. 2026-06-18
   days on market $194,900 Active 392 DOM
3. 2026-06-17
   days on market $194,900 Active 391 DOM
4. 2026-06-16
   days on market $194,900 Active 390 DOM
5. 2026-06-15
   days on market $194,900 Active 389 DOM
6. 2026-06-14
   days on market $194,900 Active 387 DOM
7. 2026-06-13
   days on market $194,900 Active 386 DOM
8. 2026-06-10
   days on market $194,900 Active 384 DOM
9. 2026-06-09
   days on market $194,900 Active 383 DOM
10. 2026-06-08
    days on market $194,900 Active 382 DOM
11. 2026-06-07
    days on market $194,900 Active 381 DOM
12. 2026-06-03
    days on market $194,900 Active 377 DOM
13. 2026-06-02
    days on market $194,900 Active 376 DOM
14. 2026-06-01
    days on market $194,900 Active 375 DOM
15. 2026-05-31
    days on market $194,900 Active 374 DOM
16. 2026-05-30
    days on market $194,900 Active 373 DOM
17. 2026-04-13
    status Active 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

18. 2026-04-09
    historical Contingent - Inspection 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

19. 2026-02-25
    price $194,900 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

20. 2025-10-17
    price $199,900 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

21. 2025-09-08
    price $209,900 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

22. 2025-08-11
    price $214,900 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

23. 2025-06-20
    price $219,900 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

24. 2025-05-22
    listed $229,900 Active 274-char remark

    Show marketing remark (274 chars)

    This will be a fantastic addition or start to your investment portfolio - quick walk to SCSU, Lake George and downtown amenities. With 8 bedrooms, 3 bathrooms 2 kitchens, coin - operated laundry & off-street paved parking lot, this 2-story offers great income potential!

25. 2023-11-17
    price $227,900
26. 2023-09-21
    price $215,900
27. 2023-09-05
    price $223,900
28. 2023-06-28
    price $227,900
29. 2023-04-28
    price $229,000
30. 2023-04-06
    status Active
31. 2023-03-03
    price $234,500
32. 2023-01-25
    listed $239,900 Active

ⓘ 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: $3,400 · $283/mo
• Projected year-2 tax: $3,400 · $283/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: $24,648
• − Mortgage interest: −$10,917
• − Property taxes: −$3,400
• − Insurance: −$974
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$5,670
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,894/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

-18.8% since first listed

16 events — show timeline

• 2026-04-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Price Changed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-11 Price Changed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-20 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-22 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-17 Price Changed $227,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-21 Price Changed $215,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-05 Price Changed $223,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-28 Price Changed $227,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-28 Price Changed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-03 Price Changed $234,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-25 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $3,400 · +1.7% YoY. Source: county tax records.