525/527 8th Ave N

Far off

19 photos

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

Asking price: $475,000
Monthly cash flow: −$1,314
Estimated rent: $2,700/mo
Break-even price: $228,092

Adjust the numbers See the full breakdown

From the listing

This property is being sold as a package which includes 3 duplexes, for a total of 6 units. Square footage listed is for one building. Both buildings on this parcel are the same size. This parcel contains 2 of the duplexes and this is being sold with the property next door 523 8th Ave N, that has the third duplex. Here is your chance to own nice properties with good cash flow. All units are rented and most tenants have been here for years. Updated roofs on all 3 buildings in 2023. Close to parks, the hospital and downtown. Great investment property! All units are occupied. Photos are from vacancies between tenants. Laundry in all 4 units. Forced Air Furnaces.

Listing courtesy of NRT-Minnesota (CB Burnet) (Debbie Niemeyer). Description from Realtor.com, MLS #7084534. 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: $475,000
Cash to close: $109,250
Price per unit: $237,500
GRM: 14.7

Each month

Cash flow: −$1,314/mo
Cash-on-cash: −14.4%
Cap rate: 3.1%
DSCR: 0.48×

Break-even

Price that breaks even: $228,092
Rent that breaks even: $4,407/mo

Long run

Year 30: property vs stocks: $1.08M vs $1.89M
Cash flow turns positive: year 30

Monthly

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Listing	−$437
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$243
Capital reserve (8% of rent)	−$216
Net operating income	$1,214
Mortgage (principal + interest)	−$2,528
Cash flow	−$1,314
Principal paid down (equity, not cash)	$322

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	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 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	$1,083,773
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($385,657 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,497,902
What you'd walk away with	$1,967,959
Building minus stocks	−$884,186

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $427,500 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	$1,083,773
If you put the same money in stocks
Cash to close ($61,750) invested at 7%	$470,057
Monthly shortfalls ($516,064 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,853,209
What you'd walk away with	$2,323,266
Building minus stocks	−$1,239,493

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 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	$1,060,956
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($363,832 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,428,289
What you'd walk away with	$1,888,450
Building minus stocks	−$827,494

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $418,500 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	$1,060,956
If you put the same money in stocks
Cash to close ($60,450) invested at 7%	$460,161
Monthly shortfalls ($494,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,783,596
What you'd walk away with	$2,243,757
Building minus stocks	−$1,182,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 of principal by year 30	$0
Plus rental profits, invested at 7%$305 of profit by year 30, before investment growth	$305
What you'd walk away with	$1,084,077
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($259,370 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,057,319
What you'd walk away with	$1,888,958
Building minus stocks	−$804,881

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $380,000 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	$1,083,773
If you put the same money in stocks
Cash to close ($109,250) invested at 7%	$831,639
Monthly shortfalls ($389,472 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,412,321
What you'd walk away with	$2,243,960
Building minus stocks	−$1,160,187

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,126 of profit by year 30, before investment growth	$1,139
What you'd walk away with	$1,062,095
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($241,031 total by yr 30) investedThe money you'd have put into the building while it lost money	$997,822
What you'd walk away with	$1,811,953
Building minus stocks	−$749,858

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $372,000 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	$1,060,956
If you put the same money in stocks
Cash to close ($106,950) invested at 7%	$814,131
Monthly shortfalls ($370,311 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,351,990
What you'd walk away with	$2,166,121
Building minus stocks	−$1,105,165

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 of principal by year 30	$0
Plus rental profits, invested at 7%$4,338 of profit by year 30, before investment growth	$4,540
What you'd walk away with	$1,088,313
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($206,521 total by yr 30) investedThe money you'd have put into the building while it lost money	$882,446
What you'd walk away with	$1,894,876
Building minus stocks	−$806,563

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,152,950
Minus 6% selling cost	−$69,177
Minus loan still owedTenants' rent paid down all $356,250 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	$1,083,773
If you put the same money in stocks
Cash to close ($133,000) invested at 7%	$1,012,430
Monthly shortfalls ($332,588 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,233,213
What you'd walk away with	$2,245,643
Building minus stocks	−$1,161,870

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 of principal by year 30	$0
Plus rental profits, invested at 7%$6,705 of profit by year 30, before investment growth	$7,164
What you'd walk away with	$1,068,121
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($190,924 total by yr 30) investedThe money you'd have put into the building while it lost money	$828,510
What you'd walk away with	$1,819,625
Building minus stocks	−$751,504

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,677
Minus 6% selling cost	−$67,721
Minus loan still owedTenants' rent paid down all $348,750 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	$1,060,956
If you put the same money in stocks
Cash to close ($130,200) invested at 7%	$991,116
Monthly shortfalls ($314,625 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,176,653
What you'd walk away with	$2,167,768
Building minus stocks	−$1,106,812

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 $1.08M, stocks $1.89M. 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.

4 bed estimate $1,350/mo · range $1,225–$1,475 · 9 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
817 6th Ave S Apt 303, Saint Cloud	$1,340	4 / 1	—	1.1 mi	2026-09-14	Apartment
1010 6th Ave S Apt 301, Saint Cloud	$1,300	4 / 1	900	1.2 mi	2026-06-18	Apartment
800 11th St S, Saint Cloud	$1,395	4 / 2	—	1.2 mi	2025-08-30	Apartment
800 11th St S Apt 206, Saint Cloud	$1,355	4 / 2	1,100	1.2 mi	2025-03-31	Apartment
500 12th St S Apt 206, Saint Cloud	$1,550	4 / 1	—	1.4 mi	2026-09-11	Apartment
624 13th St S Apt 305, Saint Cloud	$1,150	4 / 1	1,250	1.4 mi	—	Apartment
1217 4th Ave S Apt 202, Saint Cloud	$1,550	4 / 2	1,000	1.4 mi	2025-06-17	Apartment
1311 6th Ave S Apt 302, Saint Cloud	$1,395	4 / 1	—	1.4 mi	2026-06-08	Apartment
524 14th St S Apt 404, Saint Cloud	$1,150	4 / 1	1,200	1.5 mi	—	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 525/527 8TH AVE N
mediumAsking is $246,908 above the price where cash flow breaks even ($228,092) at the default scenario. Based on: Derived: price $475,000 vs. break-even $228,092

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 122 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 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.	$5,248
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2026-06-05New at $475,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$5,248
County	Stearns
Parcel number	82518930000

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.