420 6th Ave S

43 photos

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

Asking price: $299,900
Monthly cash flow: −$3
Estimated rent: $3,000/mo
Break-even price: $299,262

Adjust the numbers See the full breakdown

From the listing

Charming multi-family property with exceptional curb appeal and income-producing in a convenient downtown St. Cloud location! This well-maintained property offers three levels of living space, making it an ideal addition to an investor portfolio or an owner-occupant seeking supplemental income. The main level is owner-occupied and offers two bedrooms, one bathroom, kitchen, dining and living areas, laundry, a front porch, and a 2-stall garage. Potential income $1,700-$1,900 per month. The upper level features three bedrooms, currently rented separately, along with a shared kitchen, living room, stacked laundry, bathroom and balcony. Current monthly bedroom rents total $1,725. The lower level rents for $900/month (Friends living there, Potential $1,000-$1,200) and is configured as a one-bedroom with a walk-in closet and office nook, kitchen, bathroom, living room and laundry/utility room. Additional highlights include six off-street concrete parking spaces, a low-maintenance stucco exterior, updated plumbing (2008) and electrical (2008) throughout all three levels, and dedicated electrical panels for each level. 75 year Architectural shingles were installed in 2005. Each unit has a washer and dryer, thermal-pane tilt-in windows (2008), and solid wood doors in 2010. Excellent location within easy proximity to downtown amenities, Lake George, SCSU, and public transportation. Don't miss this versatile and income-producing opportunity!

Listing courtesy of NRT-Minnesota (CB Burnet) (April March). Description from Realtor.com, MLS #7135800. 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: $299,900
Cash to close: $68,977
Price per unit: $99,967
GRM: 8.3

Each month

Cash flow: −$3/mo
Cash-on-cash: −0.1%
Cap rate: 6.4%
DSCR: 1.00×

Break-even

Price that breaks even: $299,262
Rent that breaks even: $3,004/mo

Long run

Year 30: property vs stocks: $1.29M vs $525K
Cash flow turns positive: year 2

Monthly

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Listing	−$85
Insurance Estimate	−$318
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,593
Mortgage (principal + interest)	−$1,596
Cash flow	−$3
Principal paid down (equity, not cash)	$203

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	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $269,910 of principal by year 30	$0
Plus rental profits, invested at 7%$234,772 of profit by year 30, before investment growth	$420,360
What you'd walk away with	$1,104,620
If you put the same money in stocks
Cash to close ($38,987) invested at 7%	$296,779
Monthly shortfalls ($14,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$96,505
What you'd walk away with	$393,284
Building minus stocks	$711,336

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $269,910 of principal by year 30	$0
Plus rental profits, invested at 7%$117,266 of profit by year 30, before investment growth	$177,170
What you'd walk away with	$861,429
If you put the same money in stocks
Cash to close ($38,987) invested at 7%	$296,779
Monthly shortfalls ($42,213 total by yr 30) investedThe money you'd have put into the building while it lost money	$248,099
What you'd walk away with	$544,878
Building minus stocks	$316,551

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$253,228 of profit by year 30, before investment growth	$468,482
What you'd walk away with	$1,129,925
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($11,453 total by yr 30) investedThe money you'd have put into the building while it lost money	$75,013
What you'd walk away with	$361,896
Building minus stocks	$768,029

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$131,108 of profit by year 30, before investment growth	$204,715
What you'd walk away with	$866,158
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($34,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,031
What you'd walk away with	$492,914
Building minus stocks	$373,244

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $239,920 of principal by year 30	$0
Plus rental profits, invested at 7%$299,916 of profit by year 30, before investment growth	$602,508
What you'd walk away with	$1,286,768
If you put the same money in stocks
Cash to close ($68,977) invested at 7%	$525,071
Monthly shortfalls ($41 total by yr 30) investedThe money you'd have put into the building while it lost money	$290
What you'd walk away with	$525,360
Building minus stocks	$761,408

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $239,920 of principal by year 30	$0
Plus rental profits, invested at 7%$166,946 of profit by year 30, before investment growth	$282,745
What you'd walk away with	$967,004
If you put the same money in stocks
Cash to close ($68,977) invested at 7%	$525,071
Monthly shortfalls ($11,966 total by yr 30) investedThe money you'd have put into the building while it lost money	$75,312
What you'd walk away with	$600,382
Building minus stocks	$366,622

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$319,036 of profit by year 30, before investment growth	$662,549
What you'd walk away with	$1,323,993
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
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	$507,562
Building minus stocks	$816,431

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$182,003 of profit by year 30, before investment growth	$318,616
What you'd walk away with	$980,059
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($7,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$50,852
What you'd walk away with	$558,414
Building minus stocks	$421,645

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $224,925 of principal by year 30	$0
Plus rental profits, invested at 7%$335,790 of profit by year 30, before investment growth	$715,301
What you'd walk away with	$1,399,561
If you put the same money in stocks
Cash to close ($83,972) invested at 7%	$639,216
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	$639,216
Building minus stocks	$760,345

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$727,936
Minus 6% selling cost	−$43,676
Minus loan still owedTenants' rent paid down all $224,925 of principal by year 30	$0
Plus rental profits, invested at 7%$195,832 of profit by year 30, before investment growth	$353,263
What you'd walk away with	$1,037,523
If you put the same money in stocks
Cash to close ($83,972) invested at 7%	$639,216
Monthly shortfalls ($4,938 total by yr 30) investedThe money you'd have put into the building while it lost money	$32,747
What you'd walk away with	$671,963
Building minus stocks	$365,560

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$353,753 of profit by year 30, before investment growth	$771,862
What you'd walk away with	$1,433,305
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
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	$617,902
Building minus stocks	$815,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$211,400 of profit by year 30, before investment growth	$394,408
What you'd walk away with	$1,055,851
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($2,543 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,331
What you'd walk away with	$635,233
Building minus stocks	$420,618

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 $1.29M, stocks $525K. 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 · 11 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
333 4th Ave S, Saint Cloud	$800	2 / 1	—	0.2 mi	2026-08-18	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	0.4 mi	2025-01-03	Apartment
800 11th St S, Saint Cloud	$995	2 / 2	900	0.5 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
905 Kilian Blvd SE, Saint Cloud	$835	2 / 1	800	0.6 mi	2026-05-15	Apartment
520 13th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.7 mi	2026-07-27	Apartment
710 13th St S Apt 4, Saint Cloud	$950	2 / 1	900	0.7 mi	—	Apartment
830 13th St S, Saint Cloud	$1,110	2 / 1.5	1,030	0.7 mi	2025-01-03	Apartment
519 14th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.7 mi	2026-07-07	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 420 6TH AVE S

Opportunities

None found.

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 2026. 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.	$1,016
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,810
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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

2026-09-04New at $299,900

From the listing Listing

Listed as	triplex
Property tax, 2026	$1,016
County	Stearns
Parcel number	82520720000

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.