601 11th Ave N · St. Cloud, MN 56303

$137,500

2 bd · 2.0 ba · 1,065 sqft · SingleFamily · 100 Days on market

Built 1895 8,712 sqft lot $129/sqft · 16% below area Est $164k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +11.5/30.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• 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

On a generous corner lot where light stretches a little further and space feels a little freer, this 1895 brick home stands with character. It blends historic charm with modern comfort, featuring 9' ceilings on the main level, 8' ceilings upstairs, and beautiful wood floors throughout. Updated windows bring in natural light, while central air and forced gas heat provide year-round comfort. The enclosed 3-Season Porch offers a peaceful place to unwind. Upstairs you'll find 2 bedrooms, a full bath, and a 2nd kitchen and dining area, ideal for potential rental income or flexible living arrangements. A 3/4 bath and main level laundry add everyday convenience. Outside, the oversized corner lot provides room to throw the ball, rare space for an in-town garden and a large, detached shed offers excellent storage or workspace. Solid, adaptable, and full of potential, this home offers both warmth and opportunity in one inviting package.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1895

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $-46 ($-558/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (19.7% below list).
• Recommended offer: $110k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Market conditions: 150 active listings in the ZIP; 13 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 $951 of loan paydown is wiped out by about $4k 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 100 days — a 9% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $22k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $138k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,404 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.45%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $163,537
• List price: $137,500
• Delta: -15.92%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-25,245
• Equity at exit: $20,502

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-25,807
• Equity at exit: $11,888

Cash invested: $38,500 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$721
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-46

Break-even live

Break-even rent $1,163

Max offer price $129,286

Occupancy floor 99%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.08mi
327 19 1/2 Ave N Saint Cloud, MN	1.0	1.0	750	$1,175	$1.57	43d	1	0.59mi
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	43d	1	0.74mi
305 5th Ave S St Cloud, MN	1.0–4.0	1.0–4.0	692	$835	$1.21	43d	23	0.80mi
433 5th Ave NE Unit 2 St Cloud, MN	1.0	1.0	720	$775	$1.08	43d	1	0.88mi
801 15th Ave S Unit 2 St Cloud, MN	2.0	1.0	1100	$1,175	$1.07	43d	1	0.89mi
1310 15th St N St Cloud, MN	1.0–2.0	1.0	825	$1,090	$1.32	43d	18	1.01mi
825 9th Ave S Saint Cloud, MN	1.0–2.0	1.0	843	$1,000	$1.19	43d	2	1.02mi
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	43d	1	1.15mi
2121 W Saint Germain St Saint Cloud, MN	1.0	1.0	1100	$1,099	$1.00	43d	1	1.15mi
800 11th St S Saint Cloud, MN	2.0–4.0	2.0	1000	$1,199	$1.20	43d	3	1.23mi
1212 Washington Memorial Dr Saint Cloud, MN	1.0–2.0	1.0–2.0	866	$1,295	$1.49	43d	9	1.23mi
830 13th St S Saint Cloud, MN	1.0	1.0–1.5	780	$960	$1.23	43d	2	1.35mi

Listing history 28 events

1. 2026-06-19
   days on market $137,500 Active 100 DOM
2. 2026-06-18
   days on market $137,500 Active 99 DOM
3. 2026-06-17
   days on market $137,500 Active 98 DOM
4. 2026-06-16
   days on market $137,500 Active 97 DOM
5. 2026-06-15
   days on market $137,500 Active 96 DOM
6. 2026-06-14
   days on market $137,500 Active 94 DOM
7. 2026-06-13
   days on market $137,500 Active 93 DOM
8. 2026-06-10
   days on market $137,500 Active 91 DOM
9. 2026-06-09
   days on market $137,500 Active 90 DOM
10. 2026-06-08
    days on market $137,500 Active 89 DOM
11. 2026-06-07
    days on market $137,500 Active 88 DOM
12. 2026-06-03
    days on market $137,500 Active 84 DOM
13. 2026-06-02
    days on market $137,500 Active 83 DOM
14. 2026-06-01
    days on market $137,500 Active 82 DOM
15. 2026-05-31
    days on market $137,500 Active 81 DOM
16. 2026-05-30
    days on market $137,500 Active 80 DOM
17. 2026-04-29
    price $144,900 948-char remark

    Show marketing remark (948 chars)

    On a generous corner lot where light stretches a little further and space feels a little freer, this 1895 brick home stands with character. It blends historic charm with modern comfort, featuring 9' ceilings on the main level, 8' ceilings upstairs, and beautiful wood floors throughout. Updated windows bring in natural light, while central air and forced gas heat provide year-round comfort. The enclosed 3-Season Porch offers a peaceful place to unwind. Upstairs you'll find 2 bedrooms, a full bath, and a 2nd kitchen and dining area, ideal for potential rental income or flexible living arrangements. A 3/4 bath and main level laundry add everyday convenience. Outside, the oversized corner lot provides room to throw the ball, rare space for an in-town garden and a large, detached shed offers excellent storage or workspace. Solid, adaptable, and full of potential, this home offers both warmth and opportunity in one inviting package.

18. 2026-03-28
    price $149,900 948-char remark

    Show marketing remark (948 chars)

    On a generous corner lot where light stretches a little further and space feels a little freer, this 1895 brick home stands with character. It blends historic charm with modern comfort, featuring 9' ceilings on the main level, 8' ceilings upstairs, and beautiful wood floors throughout. Updated windows bring in natural light, while central air and forced gas heat provide year-round comfort. The enclosed 3-Season Porch offers a peaceful place to unwind. Upstairs you'll find 2 bedrooms, a full bath, and a 2nd kitchen and dining area, ideal for potential rental income or flexible living arrangements. A 3/4 bath and main level laundry add everyday convenience. Outside, the oversized corner lot provides room to throw the ball, rare space for an in-town garden and a large, detached shed offers excellent storage or workspace. Solid, adaptable, and full of potential, this home offers both warmth and opportunity in one inviting package.

19. 2026-03-12
    listed $159,500 Active 948-char remark

    Show marketing remark (948 chars)

    On a generous corner lot where light stretches a little further and space feels a little freer, this 1895 brick home stands with character. It blends historic charm with modern comfort, featuring 9' ceilings on the main level, 8' ceilings upstairs, and beautiful wood floors throughout. Updated windows bring in natural light, while central air and forced gas heat provide year-round comfort. The enclosed 3-Season Porch offers a peaceful place to unwind. Upstairs you'll find 2 bedrooms, a full bath, and a 2nd kitchen and dining area, ideal for potential rental income or flexible living arrangements. A 3/4 bath and main level laundry add everyday convenience. Outside, the oversized corner lot provides room to throw the ball, rare space for an in-town garden and a large, detached shed offers excellent storage or workspace. Solid, adaptable, and full of potential, this home offers both warmth and opportunity in one inviting package.

20. 2026-03-07
    historical $159,500 948-char remark

    Show marketing remark (948 chars)

    On a generous corner lot where light stretches a little further and space feels a little freer, this 1895 brick home stands with character. It blends historic charm with modern comfort, featuring 9' ceilings on the main level, 8' ceilings upstairs, and beautiful wood floors throughout. Updated windows bring in natural light, while central air and forced gas heat provide year-round comfort. The enclosed 3-Season Porch offers a peaceful place to unwind. Upstairs you'll find 2 bedrooms, a full bath, and a 2nd kitchen and dining area, ideal for potential rental income or flexible living arrangements. A 3/4 bath and main level laundry add everyday convenience. Outside, the oversized corner lot provides room to throw the ball, rare space for an in-town garden and a large, detached shed offers excellent storage or workspace. Solid, adaptable, and full of potential, this home offers both warmth and opportunity in one inviting package.

21. 2017-01-01
    historical
22. 2016-07-01
    listed $95,000 Active
23. 2008-06-30
    soldstatus $52,000
24. 2008-06-12
    soldstatus $52,000
25. 2008-06-12
    soldstatus $52,000
26. 2008-04-14
    listed $52,000
27. 2001-07-26
    soldstatus $72,350
28. 2001-06-09
    listed $69,900

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/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: $13,248
• − Mortgage interest: −$7,702
• − Property taxes: −$1,684
• − Insurance: −$688
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$4,000
• Taxable loss: −$2,945
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $149/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

+107.3% since first listed

12 events — show timeline

• 2026-04-29 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Listed $159,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-07 Coming Soon $159,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-01 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-30 Sold (Public Records) $52,000 Public Records
• 2008-06-12 Sold (MLS) $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-12 Sold (MLS) $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-14 Listed $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-26 Sold (MLS) $72,350 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-09 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2025): $1,684 · -5.8% YoY. Source: county tax records.