320 8th Ave S · St. Cloud, MN 56301

$109,900

4 bd · 2.0 ba · 1,148 sqft · SingleFamily · 67 Days on market

Built 1895 Fair condition 2,613 sqft lot $96/sqft · 33% below area Est $165k · 33% under ↓ 21% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +3.3/5.0
• Schools +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in South St. Cloud! This 4-bedroom, 1-bath 1.75-story home is currently rented for $1,500 per month with reliable long-term tenants who have occupied the home for over 10 years. Month-to-month lease offers flexibility for investors. Perfect chance to start or expand your investment portfolio with a property that already has steady rental income.

Key facts

• 2,613 sq ft lot
• Built 1895
• Listed 66 days

🏷️ Possibly a rental listed for sale. The $109,900 price doesn't fit this home's estimated sale value (~$164,889) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.2% 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 B — 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: Lincoln Elementary (math 9% / reading 17%, grade F, #799 of 857 statewide, top 93%, 396 students, 92% FRL); South Junior High (math 24% / reading 37%, grade F, #192 of 258 statewide, top 77%, 867 students, 73% FRL); Technical Senior High (math 27% / reading 46%, grade F, #298 of 471 statewide, top 63%, 1,515 students, 67% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 295 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $164,889
• List price: $109,900
• Delta: -24.25%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 31st Ave N	1.82mi	3/1.0 (-1)	1,120 (-2%)	11mo	$125,000	$112	42
827 10th Ave SE	0.95mi	4/2.0	1,300 (+13%)	1mo	$230,000	$177	42
830 Mckinley Pl S	0.83mi	3/2.0 (-1)	1,200 (+4%)	60mo	$164,900	$137	32
204 25th Ave N	1.41mi	2/1.0 (-2)	1,123 (-2%)	41mo	$134,900	$120	27
607 23rd Ave N	1.41mi	3/2.0 (-1)	1,460 (+27%)	11mo	$205,000	$140	26
839 Washington Memorial Dr	0.81mi	3/1.0 (-1)	1,248 (+9%)	56mo	$133,000	$107	22
307 21st Ave N	1.19mi	3/1.0 (-1)	1,284 (+12%)	39mo	$155,000	$121	16
1410 17th St S	1.11mi	3/1.0 (-1)	906 (-21%)	50mo	$195,000	$215	11

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $15,333
• Equity at exit: $16,386

10-year hold

• IRR: 21.7%
• Equity multiple: 2.88×
• Total profit: $57,825
• Equity at exit: $9,502

Cash invested: $30,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 15 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $179,900 ($140/sqft)
• Median days on market: 18 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 56301

• Rents YoY: 3.4%
• Active inventory: 295
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$576
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $510

Break-even live

Break-even rent $951

Max offer price $109,900

Occupancy floor 63%

Sensitivity live

Price	-10% $573	-5% $542	+0% $510	+5% $479	+10% $448
Rent	-10% $384	-5% $447	+0% $510	+5% $574	+10% $637
Rate	-1.0pp $566	-0.5pp $538	base $510	+0.5pp $482	+1.0pp $453

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,325	$1.91	93d	23	0.21mi
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,579	$1.58	93d	3	0.56mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	93d	1	0.71mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	93d	1	0.79mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	93d	1	0.80mi
1420 6th Ave S Saint Cloud, MN	4.0	1.5	1000	$1,250	$1.25	93d	1	0.84mi
1510 9th Ave S St Cloud, MN	4.0	2.0	1100	$1,095	$1.00	93d	1	0.85mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	93d	1	1.15mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	93d	1	1.20mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	93d	1	1.26mi
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	93d	1	1.32mi
417 15th Ave SE Saint Cloud, MN	3.0	1.0	1000	$1,245	$1.25	7d	1	1.38mi
1615 15th Ave SE St Cloud, MN	1.0–3.0	1.0–2.0	1012	$2,253	$2.23	7d	4	1.45mi

Property features AI

Finance

• Financial info: Standard rental license (rental license on file)

Exterior

• Parking: Driveway with other surface
• Utilities: City water connectedCity sewer connected100 amp electric serviceNatural gas
• Home design: Residential propertyTwo levelsEntry on main level
• Construction: Block foundationRoof older than 8 years
• Exterior features: 40 x 66 lot with city street frontagePublicly maintained roadNo fencingNo pool

Interior

• Kitchen: RangeRefrigeratorGas water heater
• Bedrooms: 4 bedrooms (two bedrooms on the upper level; two bedrooms on the main level)
• Bathrooms: 1 full bath on the main floor1 half bath on the upper level
• Heating & cooling: Forced air heatingNo central air
• Interior features: Partial basementPorchStone exterior
• Laundry & utility: WasherDryerLaundry on the main level

Listing history 50 events

1. 2026-08-08
   days on market $109,900 Active 67 DOM
2. 2026-08-07
   days on market $109,900 Active 66 DOM
3. 2026-08-06
   days on market $109,900 Active 65 DOM
4. 2026-08-05
   days on market $109,900 Active 64 DOM
5. 2026-08-04
   days on market $109,900 Active 63 DOM
6. 2026-08-03
   days on market $109,900 Active 62 DOM
7. 2026-07-31
   days on market $109,900 Active 59 DOM
8. 2026-07-30
   days on market $109,900 Active 58 DOM
9. 2026-07-29
   days on market $109,900 Active 57 DOM
10. 2026-07-27
    days on market $109,900 Active 55 DOM
11. 2026-07-25
    days on market $109,900 Active 53 DOM
12. 2026-07-23
    days on market $109,900 Active 51 DOM
13. 2026-07-22
    days on market $109,900 Active 50 DOM
14. 2026-07-21
    days on market $109,900 Active 49 DOM
15. 2026-07-18
    days on market $109,900 Active 46 DOM
16. 2026-07-16
    days on market $109,900 Active 44 DOM
17. 2026-07-16
    days on market $109,900 Active 43 DOM
18. 2026-07-14
    days on market $109,900 Active 42 DOM
19. 2026-07-13
    days on market $109,900 Active 41 DOM
20. 2026-07-12
    days on market $109,900 Active 40 DOM
21. 2026-07-11
    days on market $109,900 Active 39 DOM
22. 2026-07-10
    days on market $109,900 Active 38 DOM
23. 2026-07-09
    days on market $109,900 Active 37 DOM
24. 2026-07-08
    days on market $109,900 Active 36 DOM
25. 2026-07-07
    days on market $109,900 Active 35 DOM
26. 2026-07-06
    days on market $109,900 Active 34 DOM
27. 2026-07-05
    days on market $109,900 Active 33 DOM
28. 2026-07-04
    days on market $109,900 Active 32 DOM
29. 2026-07-03
    days on market $109,900 Active 31 DOM
30. 2026-07-02
    days on market $109,900 Active 30 DOM
31. 2026-07-01
    days on market $109,900 Active 29 DOM
32. 2026-06-30
    days on market $109,900 Active 28 DOM
33. 2026-06-29
    days on market $109,900 Active 27 DOM
34. 2026-06-28
    days on market $109,900 Active 26 DOM
35. 2026-06-28
    days on market $109,900 Active 25 DOM
36. 2026-06-27
    days on market $109,900 Active 24 DOM
37. 2026-06-26
    days on market $109,900 Active 23 DOM
38. 2026-06-23
    days on market $109,900 Active 20 DOM
39. 2026-06-22
    days on market $109,900 Active 19 DOM
40. 2026-06-19
    days on market $109,900 Active 17 DOM
41. 2026-06-18
    days on market $109,900 Active 16 DOM
42. 2026-06-17
    days on market $109,900 Active 15 DOM
43. 2026-06-16
    days on market $109,900 Active 14 DOM
44. 2026-06-15
    days on market $109,900 Active 13 DOM
45. 2026-06-14
    days on market $109,900 Active 11 DOM
46. 2026-06-13
    pricedays on market $109,900 Active 10 DOM
47. 2026-06-10
    days on market $119,000 Active 8 DOM
48. 2026-06-09
    days on market $119,000 Active 7 DOM
49. 2026-06-08
    days on market $119,000 Active 6 DOM
50. 2026-06-07
    days on market $119,000 Active 5 DOM

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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: $19,163
• − Mortgage interest: −$6,156
• − Property taxes: −$1,548
• − Insurance: −$550
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,197
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $5,010/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $28,700–$51,660 screening

This 4-bedroom, 1-bath home in St. Cloud, MN, requires significant repairs and maintenance, including roof replacement, exterior painting, and flooring replacement. Upgrading the home will increase its value for both resale and rental.

Components & finishes AI

Roof tile · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear old and may need replacement.
• Major Electrical (electrical) — Electrical panel appears old and may need upgrade.
• Major Plumbing (plumbing) — Plumbing fixtures appear old and may need replacement.
• Major Exterior (exterior) — Exterior walls and siding appear old and may need repair or replacement.

Repairs flagged

• Major roof — The satellite image shows a large section of the roof is missing or damaged.
• Minor exterior siding — The exterior siding appears to be in fair condition, with some discoloration and wear.
• Major flooring — The flooring in the living room and kitchen appears to be in poor condition, with visible wear and tear.
• Minor interior walls — The interior walls appear to be in fair condition, with some discoloration and wear.
• Minor bathrooms — The bathrooms appear to be in fair condition, with some wear and tear.
• Minor HVAC and mechanical systems — The HVAC and mechanical systems appear to be in fair condition.

Value-add opportunities

• Both roof replacement — Replacing the roof will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both exterior painting — Painting the exterior siding will improve the curb appeal and increase the home's value for both resale and rental. ↑
• Both flooring replacement — Replacing the flooring in the living room and kitchen will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both interior painting — Painting the interior walls will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both bathroom updates — Updating the bathrooms will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both HVAC and mechanical system upgrades — Upgrading the HVAC and mechanical systems will improve the overall condition of the home and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Lincoln Elementary F MN #799/857 Nat'l #37,536/41,679 Middle South Junior High F MN #192/258 Nat'l #8,750/14,009 High Technical Senior High F MN #298/471 Nat'l #9,347/17,239

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 · 162,629 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Standard rental license (rental license on file)

Exterior

• Parking: Driveway with other surface
• Utilities: City water connectedCity sewer connected100 amp electric serviceNatural gas
• Home design: Residential propertyTwo levelsEntry on main level
• Construction: Block foundationRoof older than 8 years
• Exterior features: 40 x 66 lot with city street frontagePublicly maintained roadNo fencingNo pool

Interior

• Kitchen: RangeRefrigeratorGas water heater
• Bedrooms: 4 bedrooms (two bedrooms on the upper level; two bedrooms on the main level)
• Bathrooms: 1 full bath on the main floor1 half bath on the upper level
• Heating & cooling: Forced air heatingNo central air
• Interior features: Partial basementPorchStone exterior
• Laundry & utility: WasherDryerLaundry on the main level

Price history

-21.4% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,548 · +1.6% YoY. Source: county tax records.