1017 7th Ave S · St. Cloud, MN 56301

$169,900

3 bd · 2.0 ba · 1,753 sqft · SingleFamily · 38 Days on market

Built 1953 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/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: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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).

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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.9

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,782
• Equity at exit: $25,333

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $24,843
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$891
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $331

Break-even live

Break-even rent $1,370

Max offer price $169,900

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

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 13th St S Unit US-201 St Cloud, MN	4.0	1.0	1250	$1,495	$1.20	43d	1	0.22mi
723 5th Ave S Saint Cloud, MN	4.0	2.5	2300	$1,500	$0.65	43d	1	0.25mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	43d	1	0.55mi
1225 13th St SE Saint Cloud, MN	4.0	3.0	1500	$2,450	$1.63	43d	1	1.15mi
1205 11th St SE Saint Cloud, MN	4.0	2.0	1416	$2,450	$1.73	43d	1	1.16mi
1615 15th Ave SE St Cloud, MN	2.0–4.0	1.0–3.0	1312	$2,066	$1.57	1d	8	1.28mi

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-04-10
   price $169,900
3. 2026-03-16
   listed $179,900 Active
4. 2025-10-16
   historical
5. 2025-08-11
   listed $179,900 Active
6. 2024-10-01
   soldstatus $175,000
7. 2016-06-15
   soldstatus $90,000 Sold 216-char remark

   Show marketing remark (216 chars)

   Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

8. 2016-06-15
   soldstatus $90,000

   Show marketing remark (216 chars)

   Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

9. 2016-05-12
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

10. 2016-04-28
    historical Contingent - Inspection 216-char remark

    Show marketing remark (216 chars)

    Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

11. 2016-04-15
    listed $94,900 Active 216-char remark

    Show marketing remark (216 chars)

    Opportunity for the handy man, some cosmetic work needed. Home is in good condition. TV room could be a 3rd bedroom on main level. Lower level has 2nd range & cabinets. Could possibly be owner occupied or rental.

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$229/yr (+$19/mo · 15.9%)

ⓘ 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: $21,467
• − Mortgage interest: −$9,517
• − Property taxes: −$1,444
• − Insurance: −$850
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,943
• Taxable income: $1,279
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $3,667/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

+79.0% since first listed

11 events — show timeline

• 2026-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-11 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-01 Sold (Public Records) $175,000 Public Records
• 2016-06-15 Sold (Public Records) $90,000 Public Records
• 2016-06-15 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-15 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,444 · -20.9% YoY. Source: county tax records.