1330 5th Ave S

Cash flows

17 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $329,900
Monthly cash flow: $171
Estimated rent: $4,000/mo
Break-even price: $361,975

Adjust the numbers See the full breakdown

From the listing

Exceptional investment opportunity offered as a package sale-two neighboring 4-plex buildings offered at $350,000 each, ideally located directly across from Herb Brooks National Hockey Center. This prime location is perfect for student housing with easy access to St. Cloud State University, downtown amenities, shopping, dining, and entertainment-all within walking distance. Conveniently situated on the bus line for added renter appeal. Each 4-plex features spacious 2-bedroom, 1-bath units, offering consistent rental demand and strong income potential. Tenants benefit from on-site coin-operated laundry, shared paved parking between the buildings, and a total of 7 off-street parking spaces. Property highlights include low-maintenance siding, updated windows, newer countertops, and electric heat with individual water heaters. Roofs were replaced approximately in 2010. A rare opportunity to acquire a well-located, income-producing multi-family package in a high-demand rental area-ideal for both seasoned investors and those looking to expand their portfolio.

Listing courtesy of NRT-Minnesota (CB Burnet) (Christopher Hauck). Description from Realtor.com, MLS #7036130. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $329,900
Cash to close: $75,877
Price per unit: $82,475
GRM: 6.9

Each month

Cash flow: $171/mo
Cash-on-cash: 2.7%
Cap rate: 7.0%
DSCR: 1.10×

Break-even

Price that breaks even: $361,975
Rent that breaks even: $3,778/mo

Long run

Year 30: property vs stocks: $1.65M vs $578K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,000
Vacancy (6%)	−$240
Collected	$3,760
Property tax Listing	−$376
Insurance Estimate	−$377
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$360
Capital reserve (8% of rent)	−$320
Net operating income	$1,927
Mortgage (principal + interest)	−$1,756
Cash flow	$171
Principal paid down (equity, not cash)	$223

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$331,281 of profit by year 30, before investment growth	$643,375
What you'd walk away with	$1,396,083
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($7,436 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,330
What you'd walk away with	$375,797
Building minus stocks	$1,020,286

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$162,179 of profit by year 30, before investment growth	$261,914
What you'd walk away with	$1,014,623
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($31,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$194,250
What you'd walk away with	$520,716
Building minus stocks	$493,907

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$349,963 of profit by year 30, before investment growth	$692,721
What you'd walk away with	$1,422,613
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($4,292 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,063
What you'd walk away with	$345,633
Building minus stocks	$1,076,980

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$177,733 of profit by year 30, before investment growth	$296,073
What you'd walk away with	$1,025,965
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($25,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$158,795
What you'd walk away with	$475,366
Building minus stocks	$550,599

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$411,766 of profit by year 30, before investment growth	$900,253
What you'd walk away with	$1,652,962
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$577,595
Building minus stocks	$1,075,367

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$223,554 of profit by year 30, before investment growth	$407,113
What you'd walk away with	$1,159,821
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
Monthly shortfalls ($4,983 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,240
What you'd walk away with	$610,835
Building minus stocks	$548,986

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$430,927 of profit by year 30, before investment growth	$960,584
What you'd walk away with	$1,690,477
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$560,087
Building minus stocks	$1,130,390

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$240,333 of profit by year 30, before investment growth	$451,977
What you'd walk away with	$1,181,869
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
Monthly shortfalls ($2,600 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,773
What you'd walk away with	$577,860
Building minus stocks	$604,009

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$451,273 of profit by year 30, before investment growth	$1,024,648
What you'd walk away with	$1,777,357
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$703,159
Building minus stocks	$1,074,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$258,967 of profit by year 30, before investment growth	$504,496
What you'd walk away with	$1,257,205
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
Monthly shortfalls ($888 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,228
What you'd walk away with	$709,387
Building minus stocks	$547,818

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$469,236 of profit by year 30, before investment growth	$1,081,209
What you'd walk away with	$1,811,101
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$681,845
Building minus stocks	$1,129,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$276,138 of profit by year 30, before investment growth	$555,515
What you'd walk away with	$1,285,407
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
Monthly shortfalls ($97 total by yr 30) investedThe money you'd have put into the building while it lost money	$687
What you'd walk away with	$682,532
Building minus stocks	$602,875

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.65M, stocks $578K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,000/mo · range $925–$1,125 · 9 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
520 13th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.1 mi	2026-07-27	Apartment
519 14th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.1 mi	2026-07-07	Apartment
710 13th St S Apt 4, Saint Cloud	$950	2 / 1	900	0.2 mi	—	Apartment
1513 7th Ave S Apt 4, Saint Cloud	$1,175	2 / 1	1,000	0.2 mi	2025-08-05	Apartment
830 13th St S, Saint Cloud	$1,110	2 / 1.5	1,030	0.3 mi	2025-01-03	Apartment
800 11th St S, Saint Cloud	$995	2 / 2	900	0.3 mi	2025-08-30	Apartment
1120 9th Ave S Apt 203, Saint Cloud	$1,100	2 / 2	850	0.3 mi	2026-09-09	Apartment
900 7th Ave S Apt 203, Saint Cloud	$1,150	2 / 1	—	0.4 mi	2026-09-25	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	0.5 mi	2025-01-03	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1330 5TH AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 195 days on market

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$4,514
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,527
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-03-24New at $329,900

From the listing Listing

Listed as	four plex
Property tax, 2025	$4,514
County	Stearns
Parcel number	82446790000

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Saint Cloud on rental licensing before you buy.