427 16th Ave N

Saint Cloud, MN · View the listing ↗

Far off

36 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $275,000
Monthly cash flow: −$660
Estimated rent: $1,900/mo
Break-even price: $151,017

Adjust the numbers See the full breakdown

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: $275,000
Cash to close: $63,250
Price per unit: $137,500
GRM: 12.1

Each month

Cash flow: −$660/mo
Cash-on-cash: −12.5%
Cap rate: 3.5%
DSCR: 0.55×

Break-even

Price that breaks even: $151,017
Rent that breaks even: $2,757/mo

Long run

Year 30: property vs stocks: $635K vs $959K
Cash flow turns positive: year 25

Monthly

Monthly breakdown

Rent	$1,900
Vacancy (6%)	−$114
Collected	$1,786
Property tax Listing	−$227
Insurance Estimate	−$202
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$152
Capital reserve (9% of rent)	−$171
Net operating income	$804
Mortgage (principal + interest)	−$1,464
Cash flow	−$660
Principal paid down (equity, not cash)	$186

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	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$160 of profit by year 30, before investment growth	$160
What you'd walk away with	$627,607
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($173,505 total by yr 30) investedThe money you'd have put into the building while it lost money	$724,952
What you'd walk away with	$997,090
Building minus stocks	−$369,483

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$627,447
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($265,113 total by yr 30) investedThe money you'd have put into the building while it lost money	$974,823
What you'd walk away with	$1,246,961
Building minus stocks	−$619,514

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,277 of profit by year 30, before investment growth	$1,305
What you'd walk away with	$605,936
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($152,797 total by yr 30) investedThe money you'd have put into the building while it lost money	$656,484
What you'd walk away with	$918,726
Building minus stocks	−$312,790

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$604,631
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($243,287 total by yr 30) investedThe money you'd have put into the building while it lost money	$905,210
What you'd walk away with	$1,167,452
Building minus stocks	−$562,821

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$7,146 of profit by year 30, before investment growth	$7,874
What you'd walk away with	$635,321
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($107,202 total by yr 30) investedThe money you'd have put into the building while it lost money	$477,416
What you'd walk away with	$958,891
Building minus stocks	−$323,570

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$627,447
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($191,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$719,572
What you'd walk away with	$1,201,047
Building minus stocks	−$573,600

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,249 of profit by year 30, before investment growth	$12,850
What you'd walk away with	$617,481
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($92,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$422,060
What you'd walk away with	$886,027
Building minus stocks	−$268,546

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$604,631
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($172,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$659,241
What you'd walk away with	$1,123,208
Building minus stocks	−$518,577

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$14,774 of profit by year 30, before investment growth	$17,322
What you'd walk away with	$644,769
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($81,897 total by yr 30) investedThe money you'd have put into the building while it lost money	$383,169
What you'd walk away with	$969,313
Building minus stocks	−$324,544

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$627,447
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($158,891 total by yr 30) investedThe money you'd have put into the building while it lost money	$615,878
What you'd walk away with	$1,202,022
Building minus stocks	−$574,575

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$20,164 of profit by year 30, before investment growth	$24,509
What you'd walk away with	$629,140
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($69,324 total by yr 30) investedThe money you'd have put into the building while it lost money	$333,796
What you'd walk away with	$898,625
Building minus stocks	−$269,485

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$604,631
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($140,927 total by yr 30) investedThe money you'd have put into the building while it lost money	$559,318
What you'd walk away with	$1,124,147
Building minus stocks	−$519,516

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 $635K, stocks $959K. Stocks win.

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 $950/mo · range $900–$975 · 22 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1423 6th St N, Saint Cloud	$950	2 / 1	—	0.2 mi	2026-05-06	Apartment
616 10th Ave N, Saint Cloud	$795	2 / 1	725	0.4 mi	2026-02-05	Apartment
421 8th Ave N, Saint Cloud	$875	2 / 1	—	0.5 mi	2026-01-09	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	0.9 mi	2025-01-03	Apartment
333 4th Ave S, Saint Cloud	$800	2 / 1	—	1.1 mi	2026-08-18	Apartment
226 3rd Ave NE Unit 2, Saint Cloud	$892	2 / 1	850	1.1 mi	2026-10-02	Apartment
28 3rd Ave NE, Saint Cloud	$975	2 / 1	800	1.1 mi	2025-09-26	Apartment
344 33rd Ave N, Saint Cloud	$950	2 / 1	750	1.1 mi	2026-05-01	Apartment
410 33rd Ave N, Saint Cloud	$900	2 / 1	—	1.1 mi	2026-02-19	Apartment
1310 15th St N, Saint Cloud	$980	2 / 1	875	1.1 mi	2025-04-10	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 427 16TH AVE N
mediumAsking is $123,983 above the price where cash flow breaks even ($151,017) at the default scenario. Based on: Derived: price $275,000 vs. break-even $151,017

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 88 days on market, 2 price cuts

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.	$2,726
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,425
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 1910: +1 pt capital reserve	8% / 9%

Status history

2026-07-09Price cut at $275,000 (was $300,000) · from listing history
2026-04-27Price cut at $300,000 (was $330,000) · from listing history
2026-07-09New at $275,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2024	$2,726
County	Stearns
Parcel number	82528120000

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.