320 8th Ave S · St. Cloud, MN 56301

$109,900

4 bd · 2.0 ba · 1,148 sqft · SingleFamily · 17 Days on market

Built 1895 2,613 sqft lot $96/sqft · 33% below area Est $165k · 33% under ↓ 11% 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 +9.8/10.0
• 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

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 17 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.

Deal economics

• At list price, monthly cash flow is $531 ($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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 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.
• Market conditions: Rents rising (+3.4%/yr); 218 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (21%) 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.70%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.54×
• Total profit: $16,642
• Equity at exit: $16,386

10-year hold

• IRR: 22.6%
• Equity multiple: 2.97×
• Total profit: $60,679
• 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 →

ZIP-level market 56301

• Rents YoY: 3.4%
• Active inventory: 218
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$576
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $531

Break-even live

Break-even rent $951

Max offer price $109,900

Occupancy floor 62%

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
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	44d	23	0.21mi
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,579	$1.58	44d	3	0.56mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	44d	1	0.71mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	44d	1	0.79mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	44d	1	0.80mi
1420 6th Ave S Saint Cloud, MN	4.0	1.5	1000	$1,250	$1.25	44d	1	0.84mi
1510 9th Ave S St Cloud, MN	4.0	2.0	1100	$1,095	$1.00	44d	1	0.85mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	44d	1	1.15mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	44d	1	1.20mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	44d	1	1.26mi
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	44d	1	1.32mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,722	$2.07	2d	8	1.45mi

Listing history 16 events

1. 2026-06-19
   days on market $109,900 Active 17 DOM
2. 2026-06-18
   days on market $109,900 Active 16 DOM
3. 2026-06-17
   days on market $109,900 Active 15 DOM
4. 2026-06-16
   days on market $109,900 Active 14 DOM
5. 2026-06-15
   days on market $109,900 Active 13 DOM
6. 2026-06-14
   days on market $109,900 Active 11 DOM
7. 2026-06-13
   pricedays on market $109,900 Active 10 DOM
8. 2026-06-10
   days on market $119,000 Active 8 DOM
9. 2026-06-09
   days on market $119,000 Active 7 DOM
10. 2026-06-08
    days on market $119,000 Active 6 DOM
11. 2026-06-07
    days on market $119,000 Active 5 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $119,000 Active 1 DOM
13. 2026-04-27
    status Active 376-char remark

    Show marketing remark (376 chars)

    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.

14. 2026-04-27
    price $124,900 376-char remark

    Show marketing remark (376 chars)

    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.

15. 2026-04-25
    historical 376-char remark

    Show marketing remark (376 chars)

    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.

16. 2026-03-10
    listed $139,900 Active 376-char remark

    Show marketing remark (376 chars)

    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.

ⓘ 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: $19,473
• − Mortgage interest: −$6,156
• − Property taxes: −$1,548
• − Insurance: −$550
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,197
• Taxable income: $4,906
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $5,192/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

-10.7% since first listed

4 events — show timeline

• 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.