505 Riverside Ave N · Sartell, MN 56377

$184,900

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 37 Days on market

Built 1910 8,712 sqft lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

Key facts

• Original character
• Spacious kitchen
• Arched doorways

Tags

• PICTURESQUE VIEWS
• SPACIOUS KITCHEN
• CENTER ISLAND
• MULTIPLE LIVING SPACES
• ARCHED DOORWAYS
• ORIGINAL CHARACTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (29.1% below list).
• Recommended offer: $131k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.9% in Sartell — 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 86/100 on livability (#11 in MN, #386 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Sartell-St. Stephen School District (suburban): math 62% / reading 65% proficiency, ranked #18 of 301 in MN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 193 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,059 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.8

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-47,096
• Equity at exit: $27,569

10-year hold

• IRR: -24.7%
• Equity multiple: -0.22×
• Total profit: $-62,972
• Equity at exit: $15,987

Cash invested: $51,772 (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 56377

• Home prices YoY: -34.6%
• Active inventory: 193
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-270

Break-even live

Break-even rent $1,652

Max offer price $137,275

Occupancy floor —

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 5th Ave E Sartell, MN	1.0–3.0	1.0	837	$990	$1.18	43d	1	0.96mi

Listing history 24 events

1. 2026-04-12
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-31
   historical Contingent - Inspection
4. 2026-03-06
   listed $184,900 Active
5. 2025-08-13
   soldstatus $173,000
6. 2025-08-04
   soldstatus $173,000 Sold 556-char remark

   Show marketing remark (556 chars)

   One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

7. 2025-06-29
   status Pending 556-char remark

   Show marketing remark (556 chars)

   One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

8. 2025-06-23
   historical Contingent - Inspection 556-char remark

   Show marketing remark (556 chars)

   One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

9. 2025-06-18
   status Active 556-char remark

   Show marketing remark (556 chars)

   One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

10. 2025-06-16
    historical Contingent - Inspection 556-char remark

    Show marketing remark (556 chars)

    One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

11. 2025-06-13
    listed $180,000 Active 556-char remark

    Show marketing remark (556 chars)

    One & Half Story with great views of the Mighty Mississippi River. Kitchen offers oak cabinets, snack bar, gas stove, microwave and refrigerator. Good size main floor living room w/oak floors. Main floor office or toy room, over 1400 sq ft finished, main floor full bathroom. Upstairs offers 2 bedrooms and good size family room. 2 car detached garage 24x24 is insulated & heated, add' storage and workbench. Privacy fenced in side & backyard. Roof 2024, vinyl siding, 100 Amp, washer and dryer, arched hallway, some windows have been updated.

12. 2018-11-09
    soldstatus $100,000 Sold 450-char remark

    Show marketing remark (450 chars)

    Looking for affordable housing, or an investment in Sartell? This home is your opportunity. With a spacious kitchen, large living room, and a large master bedroom the living spaces are open and inviting. Windows were updated within the last 10 years and the siding was redone within the last 6 years! The 2 stall garage is oversized and the fenced backyard provides plenty of privacy. The home is being used as a rental with an active rental license.

13. 2018-11-09
    soldstatus $100,000

    Show marketing remark (450 chars)

    Looking for affordable housing, or an investment in Sartell? This home is your opportunity. With a spacious kitchen, large living room, and a large master bedroom the living spaces are open and inviting. Windows were updated within the last 10 years and the siding was redone within the last 6 years! The 2 stall garage is oversized and the fenced backyard provides plenty of privacy. The home is being used as a rental with an active rental license.

14. 2018-10-09
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Looking for affordable housing, or an investment in Sartell? This home is your opportunity. With a spacious kitchen, large living room, and a large master bedroom the living spaces are open and inviting. Windows were updated within the last 10 years and the siding was redone within the last 6 years! The 2 stall garage is oversized and the fenced backyard provides plenty of privacy. The home is being used as a rental with an active rental license.

15. 2018-09-28
    historical Contingent - Inspection 450-char remark

    Show marketing remark (450 chars)

    Looking for affordable housing, or an investment in Sartell? This home is your opportunity. With a spacious kitchen, large living room, and a large master bedroom the living spaces are open and inviting. Windows were updated within the last 10 years and the siding was redone within the last 6 years! The 2 stall garage is oversized and the fenced backyard provides plenty of privacy. The home is being used as a rental with an active rental license.

16. 2018-08-20
    listed $100,000 Active 450-char remark

    Show marketing remark (450 chars)

    Looking for affordable housing, or an investment in Sartell? This home is your opportunity. With a spacious kitchen, large living room, and a large master bedroom the living spaces are open and inviting. Windows were updated within the last 10 years and the siding was redone within the last 6 years! The 2 stall garage is oversized and the fenced backyard provides plenty of privacy. The home is being used as a rental with an active rental license.

17. 2017-01-25
    status Active
18. 2017-01-25
    historical
19. 2016-05-26
    status Pending
20. 2016-05-26
    historical
21. 2016-04-26
    price $105,000
22. 2016-04-04
    listed $115,000 Active
23. 2008-02-21
    soldstatus $64,400
24. 1995-01-25
    soldstatus $52,000

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 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: $15,727
• − Mortgage interest: −$10,357
• − Property taxes: −$2,302
• − Insurance: −$1,722
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$5,379
• Taxable loss: −$6,549
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $-1,663/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: Sartell-St. Stephen School District
• NCES district ID: 2732820
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $79,930
• Composite: 56.84/100
• National rank: #1118
• State rank: #18 of 301 in MN

Livability — Sartell

• Score: 86/100
• State rank: #11
• US rank: #386

Category grades

Amenities F Commute A+ Cost of living B+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sartell, MN
• County: Stearns County · 90,226 people
• City population: 21,063
• Metro: St. Cloud, MN
• Population (ZIP): 21,063
• Household income: $87,172
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 930.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Portuguese 11% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Arabic 2% Chinese 1% Spanish 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: ▼ -90.66%
• Current HPI: 171.0276
• 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

+255.6% since first listed

24 events — show timeline

• 2026-04-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-13 Sold (Public Records) $173,000 Public Records
• 2025-08-04 Sold (MLS) $173,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-13 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-09 Sold (Public Records) $100,000 Public Records
• 2018-11-09 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-20 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-26 Price Changed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-04 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-21 Sold (Public Records) $64,400 Public Records
• 1995-01-25 Sold (Public Records) $52,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,302 · -1.6% YoY. Source: county tax records.