40 31st Ave N · St. Cloud, MN 56303

$179,995

4 bd · 1.0 ba · 1,494 sqft · SingleFamily · 28 Days on market

Built 1925 5,009 sqft lot $120/sqft · 9% below area Est $198k · 9% under

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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 +19.2/30.0
• ARV discount +11.6/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• 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

Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

Key facts

• Bright kitchen
• Alley access
• Remodeled

Tags

• REMODELED
• NATURAL LIGHT
• BRIGHT KITCHEN
• FORCED AIR FURNACE
• OVERSIZED GARAGE
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $160k (11.1% below list).
• Recommended offer: $160k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 5 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 $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 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $119k; list at $180k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,019 (11.1% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.89% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $198,022
• List price: $179,995
• Delta: -9.10%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,921
• Equity at exit: $26,838

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $806
• Equity at exit: $15,563

Cash invested: $50,399 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$944
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $194

Break-even live

Break-even rent $1,355

Max offer price $179,995

Occupancy floor 83%

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: $44,999
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 W Street Germain St Unit Main Floor St Cloud, MN	3.0	1.0	1100	$1,500	$1.36	43d	1	0.59mi
444 23rd Ave N Saint Cloud, MN	3.0	2.0	1373	$1,745	$1.27	43d	1	0.72mi
1965 Quarry Rd Saint Cloud, MN	2.0–3.0	1.0–2.0	1008	$1,785	$1.77	43d	5	1.12mi
801 15th Ave S Unit 1 St Cloud, MN	4.0	2.0	1525	$1,900	$1.25	43d	1	1.28mi
408 Park Meadows Dr Waite Park, MN	1.0–3.0	1.0	950	$1,335	$1.41	43d	9	1.43mi

Listing history 11 events

1. 2026-05-16
   historical Contingent - Inspection 863-char remark

   Show marketing remark (863 chars)

   Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

2. 2026-05-08
   price $179,995 863-char remark

   Show marketing remark (863 chars)

   Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

3. 2026-05-01
   status Active 863-char remark

   Show marketing remark (863 chars)

   Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

4. 2026-04-25
   historical 863-char remark

   Show marketing remark (863 chars)

   Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

5. 2026-04-18
   listed $185,000 Active 863-char remark

   Show marketing remark (863 chars)

   Affordable, move-in ready, and beautifully updated - this 4 bedroom home in St. Cloud is one you won’t want to miss! Completely remodeled, it offers a fresh, modern feel throughout while still providing the space and functionality you need. The home is filled with natural light, especially in the bright and inviting kitchen—perfect for everyday living. With 4 bedrooms, there’s plenty of room for family, guests, or a home office setup. A forced air furnace adds comfort and efficiency year-round. Outside, you’ll find an oversized two-car garage providing ample space for parking, storage, or hobbies. The alley access offers added convenience and easy entry to the garage for extra parking flexibility and accessibility. If you’ve been looking for an affordable home that’s truly move-in ready, this is your opportunity!

6. 2025-10-24
   soldstatus $119,000 Sold 257-char remark

   Show marketing remark (257 chars)

   Fixer upper, great investment opportunity! Three bedrooms and full bath on main level, one bedroom is finished in the lower level. Roughed in for 2nd bath in lower level. Detached 2 car garage has an addition for a shop or office. Property being sold as-is.

7. 2025-09-30
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Fixer upper, great investment opportunity! Three bedrooms and full bath on main level, one bedroom is finished in the lower level. Roughed in for 2nd bath in lower level. Detached 2 car garage has an addition for a shop or office. Property being sold as-is.

8. 2025-09-30
   historical Contingent - Inspection 257-char remark

   Show marketing remark (257 chars)

   Fixer upper, great investment opportunity! Three bedrooms and full bath on main level, one bedroom is finished in the lower level. Roughed in for 2nd bath in lower level. Detached 2 car garage has an addition for a shop or office. Property being sold as-is.

9. 2025-09-12
   listed $140,000 Active 257-char remark

   Show marketing remark (257 chars)

   Fixer upper, great investment opportunity! Three bedrooms and full bath on main level, one bedroom is finished in the lower level. Roughed in for 2nd bath in lower level. Detached 2 car garage has an addition for a shop or office. Property being sold as-is.

10. 2007-09-30
    historical
11. 2007-04-30
    listed $128,900

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $1,318 · $110/mo
• Expected delta: +$698/yr (+$58/mo · 112.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $19,202
• − Mortgage interest: −$10,083
• − Property taxes: −$620
• − Insurance: −$900
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,236
• Taxable loss: −$709
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $2,493/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

+39.6% since first listed

11 events — show timeline

• 2026-05-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $179,995 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-18 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-24 Sold (MLS) $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-12 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-30 Listed $128,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-80.7%/yr

Latest (2018): $620 · -80.7% YoY. Source: county tax records.