1614 12th Ave SE · St. Cloud, MN 56304

$245,000

4 bd · 2.0 ba · 2,022 sqft · SingleFamily · 25 Days on market

Built 1973 8,712 sqft lot

---

Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Rent growth +3.4/5.0
• Schools +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1973

Property features AI

Exterior

• Parking: Attached heated tuck-under garage; Two garage spaces
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Fuel: Electric and natural gas
• Home design: Residential property; Split-entry (bi-level) design; Entry faces city street
• Construction: Frame construction; Asphalt roof; Block foundation; Built area: above grade finished area 1,496; below grade finished area 526
• Exterior features: Patio; Chain link fencing; Storage shed; Medium tree coverage; City-maintained paved street frontage

Interior

• Kitchen: Cooktop; Wall oven; Dishwasher; Refrigerator
• Bedrooms: Four bedrooms total; Three bedrooms on the upper level; One bedroom on the lower level
• Flooring: Tile floors
• Bathrooms: One full bathroom on the upper level; One half bathroom on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Daylight/lookout windows in the finished basement; Informal dining area; Paneled doors; Tile floors; Kitchen window
• Laundry & utility: Washer; Dryer; Upper-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $57 ($678/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (6.5% below list).
• Recommended offer: $229k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 D — 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: Talahi Community Elementary (563 students, 84% 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 74% FRL vs 48% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 116 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 334 units permitted in Sherburne County in 2024 (58 in 5+ unit buildings).
• At $2,291/mo this rent would consume 47% of the median local household income ($58k/yr) (locally 1175% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 5 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 $210k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $229,062 (6.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.79% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-34,194
• Equity at exit: $36,530

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-17,197
• Equity at exit: $21,183

Cash invested: $68,600 (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 56304

• Home prices YoY: -21.4%
• Rents YoY: 3.8%
• Active inventory: 116
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$366 /mo · $4,394/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $57

Break-even live

Break-even rent $2,219

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $195	-5% $126	+0% $57	+5% $-13	+10% $-82
Rent	-10% $-124	-5% $-34	+0% $57	+5% $147	+10% $237
Rate	-1.0pp $180	-0.5pp $119	base $57	+0.5pp $-7	+1.0pp $-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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,693	$2.05	0d	5	0.21mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	45d	1	0.37mi
1812 16th St SE Saint Cloud, MN	3.0–4.0	1.0–1.5	1250	$1,680	$1.34	0d	4	0.47mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	45d	1	0.52mi
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	45d	1	0.98mi

Listing history 26 events

1. 2026-06-15
   status $245,000 Pending 25 DOM
2. 2026-06-15
   days on market $245,000 Contingent - Inspection 25 DOM
3. 2026-06-14
   days on market $245,000 Contingent - Inspection 23 DOM
4. 2026-06-13
   days on market $245,000 Contingent - Inspection 22 DOM
5. 2026-06-10
   days on market $245,000 Contingent - Inspection 20 DOM
6. 2026-06-09
   days on market $245,000 Contingent - Inspection 19 DOM
7. 2026-06-08
   days on market $245,000 Contingent - Inspection 18 DOM
8. 2026-06-07
   days on market $245,000 Contingent - Inspection 17 DOM
9. 2026-06-03
   days on market $245,000 Contingent - Inspection 13 DOM
10. 2026-06-02
    days on market $245,000 Contingent - Inspection 12 DOM
11. 2026-06-01
    days on market $245,000 Contingent - Inspection 11 DOM
12. 2026-05-31
    statusdays on market $245,000 Contingent - Inspection 10 DOM
13. 2026-05-30
    days on market $245,000 Active 9 DOM
14. 2026-05-22
    listed $245,000 Active
15. 2026-05-21
    historical $245,000
16. 2025-12-30
    historical
17. 2025-12-24
    listed $245,000
18. 2022-02-11
    soldstatus $209,900 Sold 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

19. 2022-01-03
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

20. 2021-12-10
    historical Contingent - Inspection 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

21. 2021-12-01
    status Active 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

22. 2021-10-18
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

23. 2021-10-18
    historical Contingent - Other 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

24. 2021-10-12
    status Active 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

25. 2021-10-04
    historical Contingent - Inspection 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

26. 2021-10-01
    listed $209,900 Active 529-char remark

    Show marketing remark (529 chars)

    Tastefully Updated 4 Bedroom 2 Bath Home with fenced backyard and two stall heated garage. The Spacious interior features 3 bedrooms on main level with newer flooring, appliances, fixtures, 6-panel doors, trim, paint and tiled floor. Lower level has a family room and 4th bedroom leading to heated tuck under garage. Beautiful fenced in back yard with huge patio & wood fireplace, storage shed, play-set and mature trees for privacy and shade. Many updates over the years making this home move-in ready for your enjoyment.

ⓘ 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: $4,394 · $366/mo
• Projected year-2 tax: $4,394 · $366/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $27,487
• − Mortgage interest: −$13,724
• − Property taxes: −$4,394
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$7,127
• Taxable loss: −$3,381
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $1,490/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: Sherburne County · 120,363 people
• City population: 60,914
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,473
• Household income: $58,148
• Rent vs Own: 58.6% rent · 41.4% own
• Severe rent burden: 1175.0

Population outlook (Sherburne County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 99,341 · +2.0%
• By 2040: 101,188 · +3.9%
• By 2050: 99,214 · +1.9%
• By 2075: 88,700 · -8.9%
• By 2100: 72,241 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 17% Two or more races 9% Asian 5% Hispanic / Latino 4% Native American 2%
• Common ancestry: Portuguese 6% Romanian 5% Slovak 3%
• Foreign-born: 10% · Vietnam, Canada, China
• Languages at home: 85% English-only · Spanish 3% Vietnamese 2% Other Asian/Pacific 1%

Political lean MEDSL · Sherburne

• 2024 margin: Solid R (+34.9) · D 31.7% · R 66.6% · Other 1.7%
• 2008→2024 swing: -16.7pp toward R · 2008: -18.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+32.6 2016: R+37.0 2012: R+22.1 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.11%
• Current HPI: 220.2539
• Rent YoY: ▲ 3.79%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+16.7% since first listed

13 events — show timeline

• 2026-05-22 Listed $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-24 Listed $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-11 Sold (MLS) $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-01 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $4,394 · +46.0% YoY. Source: county tax records.