903 8th Ave S · St. Cloud, MN 56301

$169,900

4 bd · 1.0 ba · 1,890 sqft · SingleFamily · 19 Days on market

Built 1898 7,405 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1898

Property features AI

Exterior

• Parking: Asphalt driveway; 2-car garage
• Utilities: City water connected; City sewer connected; Electric and natural gas service
• Home design: Residential property; Two levels; Entry on main level
• Construction: Built on block, poured concrete and stone foundation; Asphalt pitched roof
• Exterior features: Corner lot with light tree coverage; Porches; Curbs, paved streets and sidewalks

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms total; Main floor bedroom; Upper-level bedrooms
• Bathrooms: Main floor full bathroom
• Interior features: Ceiling fans; Natural woodwork; Paneled doors; Walk-in closet; Informal dining area; Porches
• Laundry & utility: Laundry in basement; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).
• This rent runs 32% 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 $5k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $110k; list at $170k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1898 — 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: 1.15% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,461
• Equity at exit: $25,333

10-year hold

• IRR: 10.8%
• Equity multiple: 1.86×
• Total profit: $40,701
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$891
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $444

Break-even live

Break-even rent $1,395

Max offer price $169,900

Occupancy floor 72%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	43d	1	0.24mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	43d	1	0.30mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	43d	1	0.48mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	43d	1	1.18mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	43d	1	1.19mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,722	$2.07	1d	8	1.33mi

Listing history 50 events

1. 2026-06-19
   days on market $169,900 Active 19 DOM
2. 2026-06-18
   days on market $169,900 Active 18 DOM
3. 2026-06-17
   days on market $169,900 Active 17 DOM
4. 2026-06-16
   days on market $169,900 Active 16 DOM
5. 2026-06-15
   days on market $169,900 Active 15 DOM
6. 2026-06-14
   days on market $169,900 Active 13 DOM
7. 2026-06-13
   days on market $169,900 Active 12 DOM
8. 2026-06-10
   days on market $169,900 Active 10 DOM
9. 2026-06-09
   days on market $169,900 Active 9 DOM
10. 2026-06-08
    days on market $169,900 Active 8 DOM
11. 2026-06-07
    days on market $169,900 Active 7 DOM
12. 2026-06-03
    days on market $169,900 Active 3 DOM
13. 2026-06-02
    days on market $169,900 Active 2 DOM
14. 2026-06-01
    statusdays on market $169,900 Active 1 DOM
15. 2026-05-31
    days on market $169,900 Coming Soon 4 DOM
16. 2026-05-30
    days on market $169,900 Coming Soon 3 DOM
17. 2026-05-27
    historical $169,900
18. 2021-10-20
    soldstatus $110,000 Sold 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

19. 2021-09-15
    status Pending 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

20. 2021-09-08
    price $117,900 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

21. 2021-09-05
    price $119,900 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

22. 2021-08-29
    price $121,900 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

23. 2021-08-19
    listed $124,900 Active 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

24. 2021-08-13
    historical $124,900 220-char remark

    Show marketing remark (220 chars)

    Walking distance to SCSU, Lake George, local amenities, bus routes, and the river! Corner Lot with double detached garage and onsite parking. All new carpet. Currently licensed as a 4 bedroom rental. MOVE-IN READY!!!!

25. 2021-06-10
    historical
26. 2021-05-21
    price $119,900
27. 2021-05-19
    status Active
28. 2021-05-13
    historical Contingent - Inspection
29. 2021-05-06
    price $124,900
30. 2021-04-15
    listed $129,900 Active
31. 2018-01-12
    soldstatus $80,000 Sold
32. 2018-01-12
    soldstatus $80,000
33. 2017-10-17
    status Pending
34. 2017-10-01
    price $84,900
35. 2017-09-14
    listed $89,900 Active
36. 2016-04-01
    soldstatus $79,900 Sold
37. 2016-04-01
    soldstatus $79,900
38. 2016-03-21
    status Pending
39. 2016-03-02
    listed $84,900 Active
40. 2015-12-23
    historical
41. 2015-09-22
    price $89,900
42. 2015-08-18
    price $94,900
43. 2015-07-06
    status Active
44. 2015-06-26
    status Pending
45. 2015-06-22
    listed $99,900 Active
46. 2003-10-13
    historical
47. 2003-05-29
    soldstatus $110,000
48. 2003-03-10
    historical
49. 2003-01-12
    listed $112,900
50. 2002-11-21
    historical

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$109/yr (+$9/mo · 6.5%)

ⓘ 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: $23,480
• − Mortgage interest: −$9,517
• − Property taxes: −$1,684
• − Insurance: −$850
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$4,943
• Taxable income: $2,730
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $4,669/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

+50.5% since first listed

36 events — show timeline

• 2026-05-27 Coming Soon $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-20 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-08 Price Changed $117,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-05 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-29 Price Changed $121,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-19 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-13 Coming Soon $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-21 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-06 Price Changed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-15 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-12 Sold (Public Records) $80,000 Public Records
• 2018-01-12 Sold (MLS) $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-01 Price Changed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-14 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-01 Sold (Public Records) $79,900 Public Records
• 2016-04-01 Sold (MLS) $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-02 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-12-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-22 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-08-18 Price Changed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-22 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-29 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-12 Listed $112,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-08 Listed $112,490 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-30 Listed $112,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $1,684 · +1.6% YoY. Source: county tax records.