306 9th Ave S

29 photos

Photos, via Realtor.com.

Asking price: $222,500
Monthly cash flow: −$168
Estimated rent: $2,175/mo
Break-even price: $190,963

Adjust the numbers See the full breakdown

From the listing

DUPLEX - Offset Your Mortgage in a Prime Location! Just a short walk from downtown St. Cloud and directly across from scenic Lake George, this well-maintained up/down duplex is a smart investment with long-term potential. Main level unit offers 3 spacious bedrooms and 1 bathroom, providing comfortable and functional living space that appeals to a wide range of tenants. Upper unit has 2 bedrooms with a quaint kitchen and family room. Upper unit lease expires end of October, so perfect time for owner occupant! Making this a true turnkey opportunity for investors or future owner-occupants looking to offset their mortgage with rental income. The location is unbeatable-residents enjoy year-round access to walking and biking paths, community events, and beautiful lake views right outside their front door. Whether you're looking to grow your rental portfolio or secure a property with built-in income, this duplex delivers on location, value, and versatility.

Description from Realtor.com, MLS #6762394. 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: $222,500
Cash to close: $51,175
Price per unit: $111,250
GRM: 8.5

Each month

Cash flow: −$168/mo
Cash-on-cash: −3.9%
Cap rate: 5.5%
DSCR: 0.86×

Break-even

Price that breaks even: $190,963
Rent that breaks even: $2,393/mo

Long run

Year 30: property vs stocks: $731K vs $434K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$2,175
Vacancy (6%)	−$131
Collected	$2,044
Property tax Listing	−$212
Insurance Estimate	−$216
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$174
Capital reserve (9% of rent)	−$196
Net operating income	$1,016
Mortgage (principal + interest)	−$1,184
Cash flow	−$168
Principal paid down (equity, not cash)	$151

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	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $200,250 of principal by year 30	$0
Plus rental profits, invested at 7%$90,957 of profit by year 30, before investment growth	$139,829
What you'd walk away with	$647,491
If you put the same money in stocks
Cash to close ($28,925) invested at 7%	$220,184
Monthly shortfalls ($28,295 total by yr 30) investedThe money you'd have put into the building while it lost money	$168,359
What you'd walk away with	$388,543
Building minus stocks	$258,948

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $200,250 of principal by year 30	$0
Plus rental profits, invested at 7%$26,294 of profit by year 30, before investment growth	$32,929
What you'd walk away with	$540,591
If you put the same money in stocks
Cash to close ($28,925) invested at 7%	$220,184
Monthly shortfalls ($68,681 total by yr 30) investedThe money you'd have put into the building while it lost money	$347,678
What you'd walk away with	$567,863
Building minus stocks	−$27,272

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$105,391 of profit by year 30, before investment growth	$169,561
What you'd walk away with	$654,407
If you put the same money in stocks
Cash to close ($27,625) invested at 7%	$210,289
Monthly shortfalls ($20,903 total by yr 30) investedThe money you'd have put into the building while it lost money	$128,478
What you'd walk away with	$338,766
Building minus stocks	$315,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$34,829 of profit by year 30, before investment growth	$45,618
What you'd walk away with	$530,463
If you put the same money in stocks
Cash to close ($27,625) invested at 7%	$210,289
Monthly shortfalls ($55,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$290,753
What you'd walk away with	$501,042
Building minus stocks	$29,421

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $178,000 of principal by year 30	$0
Plus rental profits, invested at 7%$128,978 of profit by year 30, before investment growth	$222,883
What you'd walk away with	$730,545
If you put the same money in stocks
Cash to close ($51,175) invested at 7%	$389,557
Monthly shortfalls ($7,018 total by yr 30) investedThe money you'd have put into the building while it lost money	$44,891
What you'd walk away with	$434,449
Building minus stocks	$296,096

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $178,000 of principal by year 30	$0
Plus rental profits, invested at 7%$49,861 of profit by year 30, before investment growth	$70,099
What you'd walk away with	$577,761
If you put the same money in stocks
Cash to close ($51,175) invested at 7%	$389,557
Monthly shortfalls ($32,950 total by yr 30) investedThe money you'd have put into the building while it lost money	$178,327
What you'd walk away with	$567,884
Building minus stocks	$9,877

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $170,000 of principal by year 30	$0
Plus rental profits, invested at 7%$144,649 of profit by year 30, before investment growth	$261,778
What you'd walk away with	$746,623
If you put the same money in stocks
Cash to close ($48,875) invested at 7%	$372,049
Monthly shortfalls ($3,529 total by yr 30) investedThe money you'd have put into the building while it lost money	$23,455
What you'd walk away with	$395,504
Building minus stocks	$351,119

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $170,000 of principal by year 30	$0
Plus rental profits, invested at 7%$60,422 of profit by year 30, before investment growth	$88,922
What you'd walk away with	$573,768
If you put the same money in stocks
Cash to close ($48,875) invested at 7%	$372,049
Monthly shortfalls ($24,351 total by yr 30) investedThe money you'd have put into the building while it lost money	$136,819
What you'd walk away with	$508,868
Building minus stocks	$64,900

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $166,875 of principal by year 30	$0
Plus rental profits, invested at 7%$151,117 of profit by year 30, before investment growth	$278,810
What you'd walk away with	$786,472
If you put the same money in stocks
Cash to close ($62,300) invested at 7%	$474,243
Monthly shortfalls ($2,512 total by yr 30) investedThe money you'd have put into the building while it lost money	$16,921
What you'd walk away with	$491,164
Building minus stocks	$295,308

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$540,066
Minus 6% selling cost	−$32,404
Minus loan still owedTenants' rent paid down all $166,875 of principal by year 30	$0
Plus rental profits, invested at 7%$64,908 of profit by year 30, before investment growth	$97,390
What you'd walk away with	$605,051
If you put the same money in stocks
Cash to close ($62,300) invested at 7%	$474,243
Monthly shortfalls ($21,352 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,719
What you'd walk away with	$595,963
Building minus stocks	$9,088

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $159,375 of principal by year 30	$0
Plus rental profits, invested at 7%$167,297 of profit by year 30, before investment growth	$323,537
What you'd walk away with	$808,382
If you put the same money in stocks
Cash to close ($59,500) invested at 7%	$452,929
Monthly shortfalls ($728 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,087
What you'd walk away with	$458,016
Building minus stocks	$350,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$515,793
Minus 6% selling cost	−$30,948
Minus loan still owedTenants' rent paid down all $159,375 of principal by year 30	$0
Plus rental profits, invested at 7%$76,364 of profit by year 30, before investment growth	$120,078
What you'd walk away with	$604,923
If you put the same money in stocks
Cash to close ($59,500) invested at 7%	$452,929
Monthly shortfalls ($14,845 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,847
What you'd walk away with	$540,776
Building minus stocks	$64,147

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 $731K, stocks $434K. 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.

3 bed estimate $1,200/mo · range $975–$1,350 · 8 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
402 7th Ave S, Saint Cloud	$420	3 / 2	—	0.2 mi	2025-09-13	Apartment
28 3rd Ave NE, Saint Cloud	$1,300	3 / 1	1,000	0.7 mi	2025-09-26	Apartment
710 13th St S Apt 2, Saint Cloud	$950	3 / 1	925	0.8 mi	—	Apartment
914 12th Ave N Unit 1, Saint Cloud	$1,377	3 / 1	1,000	0.9 mi	2026-09-22	Apartment
1060 7th St SE, Saint Cloud	$1,075	3 / 1	1,176	1.1 mi	2024-04-15	Apartment
2121 W Street Germain St Unit Main, Saint Cloud	$1,500	3 / 1	1,100	1.2 mi	2023-09-21	Apartment
503 15th Ave SE Apt 214, Saint Cloud	$1,100	3 / 1	988	1.4 mi	—	Apartment
417 15th Ave SE, Saint Cloud	$1,295	3 / 1	1,000	1.4 mi	2026-02-02	Apartment

2 bed estimate $975/mo · range $825–$1,075 · 8 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
333 4th Ave S, Saint Cloud	$800	2 / 1	—	0.3 mi	2026-08-18	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	0.4 mi	2025-01-03	Apartment
900 7th Ave S Apt 203, Saint Cloud	$1,150	2 / 1	—	0.5 mi	2026-09-25	Apartment
421 8th Ave N, Saint Cloud	$875	2 / 1	—	0.6 mi	2026-01-09	Apartment
800 11th St S, Saint Cloud	$995	2 / 2	900	0.6 mi	2025-08-30	Apartment
1120 9th Ave S Apt 203, Saint Cloud	$1,100	2 / 2	850	0.6 mi	2026-09-09	Apartment
28 3rd Ave NE, Saint Cloud	$975	2 / 1	800	0.7 mi	2025-09-26	Apartment
616 10th Ave N, Saint Cloud	$795	2 / 1	725	0.7 mi	2026-02-05	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 306 9TH AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 434 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 2024. 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.	$2,546
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,594
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
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. built 1905: +1 pt capital reserve	8% / 9%

Status history

2025-07-28New at $222,500

From the listing Listing

Listed as	duplex up and down
Property tax, 2024	$2,546
County	Stearns
Parcel number	82522410000

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.