1712 University Dr SE · St. Cloud, MN 56304

$144,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 174 Days on market

Built 1925 9,583 sqft lot $110/sqft · 26% below area Est $195k · 26% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• 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

Great opportunity to own a solid home at an affordable price with new siding and windows and good roof. The floor plan is open with a spacious kitchen and living area and a basement waiting to be finished to your liking.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+3.8%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 334 units permitted in Sherburne County in 2024 (58 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $145k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $195,433
• List price: $144,900
• Delta: -25.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-598
• Equity at exit: $21,605

10-year hold

• IRR: 10.1%
• Equity multiple: 1.81×
• Total profit: $32,827
• Equity at exit: $12,528

Cash invested: $40,572 (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 56304

• Home prices YoY: -21.4%
• Rents YoY: 3.8%
• Active inventory: 116
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$760
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $338

Break-even live

Break-even rent $1,240

Max offer price $144,900

Occupancy floor 75%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 16th St SE Saint Cloud, MN	3.0–4.0	1.0–1.5	1250	$1,275	$1.02	1d	5	0.14mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,066	$1.57	1d	8	0.21mi
1821 15th Ave SE Saint Cloud, MN	1.0–2.0	1.0	987	$1,150	$1.16	1d	13	0.36mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	43d	1	0.40mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	43d	1	0.52mi
520 14th St S Unit ST-403 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	43d	1	1.35mi
1420 6th Ave S Saint Cloud, MN	4.0	1.5	1000	$1,250	$1.25	43d	1	1.36mi
524 14th St S Unit 304 St Cloud, MN	4.0	1.0	1200	$1,245	$1.04	43d	1	1.37mi
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	43d	1	1.42mi
1540 State Highway 23 Saint Cloud, MN	1.0–3.0	1.0–2.0	1050	$1,325	$1.26	1d	10	1.43mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$1,080	$1.56	43d	23	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $144,900 Active 174 DOM
2. 2026-06-18
   days on market $144,900 Active 173 DOM
3. 2026-06-17
   days on market $144,900 Active 172 DOM
4. 2026-06-16
   days on market $144,900 Active 171 DOM
5. 2026-06-15
   days on market $144,900 Active 170 DOM
6. 2026-06-14
   days on market $144,900 Active 168 DOM
7. 2026-06-13
   days on market $144,900 Active 167 DOM
8. 2026-06-10
   days on market $144,900 Active 165 DOM
9. 2026-06-09
   days on market $144,900 Active 164 DOM
10. 2026-06-08
    days on market $144,900 Active 163 DOM
11. 2026-06-07
    statusdays on market $144,900 Active 162 DOM
12. 2026-06-03
    statusdays on market $144,900 Contingent - Inspection 158 DOM
13. 2026-06-02
    days on market $144,900 Active 157 DOM
14. 2026-06-01
    days on market $144,900 Active 156 DOM
15. 2026-05-31
    days on market $144,900 Active 155 DOM
16. 2026-05-30
    days on market $144,900 Active 154 DOM
17. 2025-12-27
    listed $154,900 Active 220-char remark

    Show marketing remark (220 chars)

    Great opportunity to own a solid home at an affordable price with new siding and windows and good roof. The floor plan is open with a spacious kitchen and living area and a basement waiting to be finished to your liking.

18. 2013-09-24
    soldstatus $62,000
19. 2013-09-11
    soldstatus $62,000 Sold 218-char remark

    Show marketing remark (218 chars)

    Well maintained character home with original hardwood floors, wide open kitchen/dining combo, spacious living room. 2 bedrooms on main, upper loft type bedroom with extensive storage. 4th bedroom may be non-conforming.

20. 2013-08-28
    historical 218-char remark

    Show marketing remark (218 chars)

    Well maintained character home with original hardwood floors, wide open kitchen/dining combo, spacious living room. 2 bedrooms on main, upper loft type bedroom with extensive storage. 4th bedroom may be non-conforming.

21. 2013-08-06
    listed $79,900 218-char remark

    Show marketing remark (218 chars)

    Well maintained character home with original hardwood floors, wide open kitchen/dining combo, spacious living room. 2 bedrooms on main, upper loft type bedroom with extensive storage. 4th bedroom may be non-conforming.

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/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 3/10 Moderate
• 🌡 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: $20,011
• − Mortgage interest: −$8,117
• − Property taxes: −$1,908
• − Insurance: −$724
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$4,215
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,615/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

+93.9% since first listed

5 events — show timeline

• 2025-12-27 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-24 Sold (Public Records) $62,000 Public Records
• 2013-09-11 Sold (MLS) $62,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-06 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $1,908 · +2.7% YoY. Source: county tax records.