808 7th St N · St. Cloud, MN 56303

$109,000

2 bd · 2.0 ba · 1,573 sqft · SingleFamily · 11 Days on market

Built 1924 3,049 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn this cute house into a charmer! Lots of potential!!

Key facts

• New kitchen cabinets
• New sink
• New refrigerator

Tags

• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• NEW SINK
• NEW DISHWASHER
• NEW REFRIGERATOR

Property features AI

Finance

• Financial info: Conventional mortgage type

Exterior

• Parking: Gravel parking
• Utilities: City water (in street); City sewer, connected; Electric with circuit breakers; Natural gas
• Home design: Residential property; Two levels; Entry level: Main; Above-grade finished living area and total living area consistent with listed building area
• Construction: Block construction; Block foundation; Asphalt roof (over 8 years old)
• Exterior features: Metal exterior; Light tree coverage nearby; Public transit within about 6 blocks; City street frontage; No fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms on the upper level; 2 total bedrooms
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom in the basement
• Heating & cooling: Baseboard heating; No central air
• Interior features: Finished full basement; Kitchen window; Kitchen/Dining room layout
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.0% 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: 150 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $754 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.
• Current owner paid $60k; list at $109k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1924 — 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: 1.17% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.1

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,815
• Equity at exit: $16,252

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $18,888
• Equity at exit: $9,424

Cash invested: $30,520 (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 56303

• Active inventory: 150
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$572
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $248

Break-even live

Break-even rent $961

Max offer price $109,000

Occupancy floor 76%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	43d	1	0.88mi
801 15th Ave S Unit 2 St Cloud, MN	2.0	1.0	1100	$1,175	$1.07	43d	1	1.03mi
2121 W Saint Germain St Saint Cloud, MN	1.0	1.0	1100	$1,099	$1.00	43d	1	1.31mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	43d	1	1.31mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	43d	9	1.38mi

Listing history 10 events

1. 2026-06-19
   days on market $109,000 Active 11 DOM
2. 2026-06-18
   days on market $109,000 Active 10 DOM
3. 2026-06-17
   days on market $109,000 Active 9 DOM
4. 2026-06-16
   days on market $109,000 Active 8 DOM
5. 2026-06-15
   days on market $109,000 Active 7 DOM
6. 2026-06-14
   days on market $109,000 Active 5 DOM
7. 2026-06-13
   days on market $109,000 Active 4 DOM
8. 2026-06-10
   days on market $109,000 Active 2 DOM
9. 2026-06-09
   remarks 315-char remark
10. 2026-06-09
    listed $109,000 Active 1 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: $1,702 · $142/mo
• Projected year-2 tax: $1,702 · $142/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: $15,301
• − Mortgage interest: −$6,106
• − Property taxes: −$1,702
• − Insurance: −$545
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,171
• Taxable income: $1,329
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,663/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: 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): 25,827
• Household income: $65,198
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 887.0

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 (77%)
• Race & ethnicity: White 77% Black 8% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 7% Romanian 4% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -187.45%
• Current HPI: 135.2097
• 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

+38.1% since first listed

7 events — show timeline

• 2026-06-08 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-27 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-08 Listed $78,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2025): $1,702 · -9.0% YoY. Source: county tax records.