211 12th Ave N · St. Cloud, MN 56303

$85,000

2 bd · 1.0 ba · 804 sqft · SingleFamily · 4 Days on market

Built 1900 4,138 sqft lot

---

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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Estate being sold as is. Fix it up or build new, see supplements

Key facts

• Newer roof
• Newer appliances
• Newer windows

Tags

• NEWER ROOF
• NEWER WINDOWS
• NEWER APPLIANCES

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 4,138 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.6% 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; 15 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 $588 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $6k; list at $85k implies a 1445% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1900 — 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 6.9

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,033
• Equity at exit: $12,674

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $20,002
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$446
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $232

Break-even live

Break-even rent $739

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 7th St N Apt 2 St Cloud, MN	2.0	1.0	850	$1,100	$1.29	43d	1	0.37mi
1425 7th St N St Cloud, MN	1.0	1.0	614	$1,600	$2.61	43d	1	0.41mi
327 19 1/2 Ave N Saint Cloud, MN	1.0	1.0	750	$1,175	$1.57	43d	1	0.60mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$835	$1.21	43d	23	0.61mi
801 15th Ave S Unit 2 St Cloud, MN	2.0	1.0	1100	$1,175	$1.07	43d	1	0.61mi
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	43d	2	0.73mi
28 3rd Ave NE Unit 28-302 St Cloud, MN	1.0	1.0	600	$875	$1.46	43d	1	0.79mi
914 8th Ave S Apt 5 St Cloud, MN	1.0	1.0	600	$700	$1.17	43d	1	0.84mi
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,199	$1.20	43d	3	0.94mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	43d	9	0.97mi
433 5th Ave NE Unit 2 St Cloud, MN	1.0	1.0	720	$775	$1.08	43d	1	0.99mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	43d	1	1.01mi
2121 W Saint Germain St Saint Cloud, MN	1.0	1.0	1100	$1,099	$1.00	43d	1	1.01mi
830 13th St S Saint Cloud, MN	1.0	1.0–1.5	780	$960	$1.23	43d	2	1.05mi
1310 15th St N St Cloud, MN	1.0–2.0	1.0	825	$1,090	$1.32	43d	18	1.30mi

Listing history 6 events

1. 2026-06-19
   days on market $85,000 Active 4 DOM
2. 2026-06-18
   remarks 146-char remark
3. 2026-06-18
   days on market $85,000 Active 3 DOM
4. 2026-06-17
   days on market $85,000 Active 2 DOM
5. 2026-06-17
   remarks 128-char remark
6. 2026-06-17
   listed $85,000 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/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: $12,394
• − Mortgage interest: −$4,761
• − Property taxes: −$1,230
• − Insurance: −$425
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$2,473
• Taxable income: $1,522
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,422/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

+844.4% since first listed

9 events — show timeline

• 2026-06-16 Relisted — ForSaleByOwner.com
• 2026-06-16 Price Changed $85,000 ForSaleByOwner.com
• 2026-06-05 Delisted — ForSaleByOwner.com
• 2026-06-04 Listed $79,900 ForSaleByOwner.com
• 2013-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-14 Listed $18,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-01-06 Sold (MLS) $5,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-11 Listed $9,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $1,230 · +1.7% YoY. Source: county tax records.