1312 5th Ave S

Overpriced

39 photos

Photos courtesy of Keller Williams Preferred Realty, via Realtor.com.

Asking price: $350,000
Monthly cash flow: −$521
Estimated rent: $2,700/mo
Break-even price: $252,070

Adjust the numbers See the full breakdown

From the listing

Welcome to this awesome opportunity. This duplex is large, with 4 bedrooms and 2 bathrooms on each side. Each unit is spacious with 1500 square feet of living space and lots of natural light. Built in 2007, it is newer than most other multifamily homes in the area. This home is located near Saint Cloud State University, so there is no shortage of renters in the area. This listing is only being made available due to seller locating to a new area. If you are a local investor, or have always wanted an investment property, this is the perfect place for you to check out. Unit 1310 is currently rented for $1500 a month, while unit 1312 is vacant. Perfect for an owner occupant, or an investor wanting to add to their portfolio.

Listing courtesy of Keller Williams Preferred Realty (Anna Thompson). Description from Realtor.com, MLS #6814301. 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: $350,000
Cash to close: $80,500
Price per unit: $175,000
GRM: 10.8

Each month

Cash flow: −$521/mo
Cash-on-cash: −7.8%
Cap rate: 4.6%
DSCR: 0.72×

Break-even

Price that breaks even: $252,070
Rent that breaks even: $3,377/mo

Long run

Year 30: property vs stocks: $949K vs $856K
Cash flow turns positive: year 14

Monthly

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Listing	−$293
Insurance Estimate	−$214
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	$1,342
Mortgage (principal + interest)	−$1,863
Cash flow	−$521
Principal paid down (equity, not cash)	$237

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	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$61,196 of profit by year 30, before investment growth	$80,078
What you'd walk away with	$878,647
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($94,971 total by yr 30) investedThe money you'd have put into the building while it lost money	$497,544
What you'd walk away with	$843,901
Building minus stocks	$34,746

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$8,978 of profit by year 30, before investment growth	$9,793
What you'd walk away with	$808,362
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($173,159 total by yr 30) investedThe money you'd have put into the building while it lost money	$782,565
What you'd walk away with	$1,128,923
Building minus stocks	−$320,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$70,798 of profit by year 30, before investment growth	$95,179
What you'd walk away with	$870,932
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($82,747 total by yr 30) investedThe money you'd have put into the building while it lost money	$443,032
What you'd walk away with	$779,493
Building minus stocks	$91,439

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$13,079 of profit by year 30, before investment growth	$14,638
What you'd walk away with	$790,391
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($155,434 total by yr 30) investedThe money you'd have put into the building while it lost money	$717,797
What you'd walk away with	$1,054,259
Building minus stocks	−$263,868

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$103,051 of profit by year 30, before investment growth	$150,578
What you'd walk away with	$949,147
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($43,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,179
What you'd walk away with	$855,965
Building minus stocks	$93,182

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$29,704 of profit by year 30, before investment growth	$36,094
What you'd walk away with	$834,664
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($100,607 total by yr 30) investedThe money you'd have put into the building while it lost money	$484,002
What you'd walk away with	$1,096,789
Building minus stocks	−$262,125

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$114,392 of profit by year 30, before investment growth	$171,803
What you'd walk away with	$947,556
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($35,728 total by yr 30) investedThe money you'd have put into the building while it lost money	$204,073
What you'd walk away with	$799,351
Building minus stocks	$148,205

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$36,304 of profit by year 30, before investment growth	$45,338
What you'd walk away with	$821,091
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($88,046 total by yr 30) investedThe money you'd have put into the building while it lost money	$432,915
What you'd walk away with	$1,028,193
Building minus stocks	−$207,102

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$128,792 of profit by year 30, before investment growth	$200,137
What you'd walk away with	$998,707
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($27,375 total by yr 30) investedThe money you'd have put into the building while it lost money	$160,764
What you'd walk away with	$906,765
Building minus stocks	$91,942

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$45,060 of profit by year 30, before investment growth	$58,178
What you'd walk away with	$856,748
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($74,049 total by yr 30) investedThe money you'd have put into the building while it lost money	$374,112
What you'd walk away with	$1,120,113
Building minus stocks	−$263,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$140,901 of profit by year 30, before investment growth	$225,201
What you'd walk away with	$1,000,954
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($21,521 total by yr 30) investedThe money you'd have put into the building while it lost money	$129,268
What you'd walk away with	$853,954
Building minus stocks	$147,000

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$52,711 of profit by year 30, before investment growth	$69,939
What you'd walk away with	$845,693
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($63,737 total by yr 30) investedThe money you'd have put into the building while it lost money	$329,313
What you'd walk away with	$1,053,999
Building minus stocks	−$208,306

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 $949K, stocks $856K. 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.

4 bed estimate $1,350/mo · range $1,150–$1,425 · 12 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1217 4th Ave S Apt 202, Saint Cloud	$1,550	4 / 2	1,000	0.1 mi	2025-06-17	Apartment
500 12th St S Apt 206, Saint Cloud	$1,550	4 / 1	—	0.1 mi	2026-09-11	Apartment
520 14th St S Apt 403, Saint Cloud	$1,150	4 / 1	1,200	0.1 mi	—	Apartment
524 14th St S Apt 404, Saint Cloud	$1,150	4 / 1	1,200	0.1 mi	—	Apartment
1311 6th Ave S Apt 302, Saint Cloud	$1,395	4 / 1	—	0.1 mi	2026-06-08	Apartment
624 13th St S Apt 305, Saint Cloud	$1,150	4 / 1	1,250	0.2 mi	—	Apartment
1010 6th Ave S Apt 301, Saint Cloud	$1,300	4 / 1	900	0.2 mi	2026-06-18	Apartment
A 1501 7th Ave S Unit 103, Saint Cloud	$1,450	4 / 2	—	0.2 mi	2025-07-09	Apartment
1510 9th Ave S, Saint Cloud	$1,145	4 / 2	1,100	0.3 mi	2026-02-06	Apartment
800 11th St S, Saint Cloud	$1,395	4 / 2	—	0.3 mi	2025-08-30	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 1312 5TH AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 334 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.	$3,520
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,568
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

2025-11-05New at $350,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$3,520
County	Stearns
Parcel number	82446780001

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.