1324 1st St N

Cash flows

31 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $239,000
Monthly cash flow: $101
Estimated rent: $2,650/mo
Break-even price: $257,961

Adjust the numbers See the full breakdown

From the listing

Excellent opportunity for both investors or owner-occupants with immediate income potential! This spacious duplex, with almost 3,500 finished square feet, features a 3-bedroom upper unit and a 4-bedroom lower unit, offering an attractive layout for tenants and strong rental demand. Brand-new carpet on the main and lower levels provides a fresh update, making it easy to lease and minimizing upfront maintenance costs. Whether you're an experienced investor or looking to house hack your way into real estate, this property as a lot of upside. Live in one unit while renting the other to significantly offset your mortgage, or lease both units to maximize cash flow. Located on a desirable corner lot in a convenient St. Cloud neighborhood, the property also offers a large off-street parking pad, a valuable amenity for tenants. With the opportunity to place new tenants at current market rents, this huge duplex offers immediate upside and long-term wealth-building potential. NOTE: Some photos have been virtually staged to show some design potential.

Listing courtesy of Exp Realty - Broker (Mike Swenson). Description from Realtor.com, MLS #7102225. 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: $239,000
Cash to close: $54,970
Price per unit: $119,500
GRM: 7.5

Each month

Cash flow: $101/mo
Cash-on-cash: 2.2%
Cap rate: 6.9%
DSCR: 1.08×

Break-even

Price that breaks even: $257,961
Rent that breaks even: $2,519/mo

Long run

Year 30: property vs stocks: $1.18M vs $418K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,650
Vacancy (6%)	−$159
Collected	$2,491
Property tax Listing	−$192
Insurance Estimate	−$245
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$212
Capital reserve (9% of rent)	−$238
Net operating income	$1,373
Mortgage (principal + interest)	−$1,272
Cash flow	$101
Principal paid down (equity, not cash)	$162

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	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $215,100 of principal by year 30	$0
Plus rental profits, invested at 7%$236,249 of profit by year 30, before investment growth	$453,138
What you'd walk away with	$998,446
If you put the same money in stocks
Cash to close ($31,070) invested at 7%	$236,513
Monthly shortfalls ($6,467 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,701
What you'd walk away with	$279,214
Building minus stocks	$719,232

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $215,100 of principal by year 30	$0
Plus rental profits, invested at 7%$124,428 of profit by year 30, before investment growth	$201,576
What you'd walk away with	$746,885
If you put the same money in stocks
Cash to close ($31,070) invested at 7%	$236,513
Monthly shortfalls ($22,638 total by yr 30) investedThe money you'd have put into the building while it lost money	$139,867
What you'd walk away with	$376,379
Building minus stocks	$370,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $206,100 of principal by year 30	$0
Plus rental profits, invested at 7%$254,930 of profit by year 30, before investment growth	$502,483
What you'd walk away with	$1,024,976
If you put the same money in stocks
Cash to close ($29,770) invested at 7%	$226,617
Monthly shortfalls ($3,323 total by yr 30) investedThe money you'd have put into the building while it lost money	$22,434
What you'd walk away with	$249,051
Building minus stocks	$775,925

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $206,100 of principal by year 30	$0
Plus rental profits, invested at 7%$140,286 of profit by year 30, before investment growth	$237,040
What you'd walk away with	$759,533
If you put the same money in stocks
Cash to close ($29,770) invested at 7%	$226,617
Monthly shortfalls ($16,669 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,718
What you'd walk away with	$332,335
Building minus stocks	$427,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $191,200 of principal by year 30	$0
Plus rental profits, invested at 7%$293,477 of profit by year 30, before investment growth	$632,272
What you'd walk away with	$1,177,581
If you put the same money in stocks
Cash to close ($54,970) invested at 7%	$418,446
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	$418,446
Building minus stocks	$759,135

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $191,200 of principal by year 30	$0
Plus rental profits, invested at 7%$169,123 of profit by year 30, before investment growth	$307,822
What you'd walk away with	$853,130
If you put the same money in stocks
Cash to close ($54,970) invested at 7%	$418,446
Monthly shortfalls ($3,637 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,276
What you'd walk away with	$442,722
Building minus stocks	$410,408

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $183,200 of principal by year 30	$0
Plus rental profits, invested at 7%$312,638 of profit by year 30, before investment growth	$692,603
What you'd walk away with	$1,215,096
If you put the same money in stocks
Cash to close ($52,670) invested at 7%	$400,937
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	$400,937
Building minus stocks	$814,159

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $183,200 of principal by year 30	$0
Plus rental profits, invested at 7%$186,038 of profit by year 30, before investment growth	$353,483
What you'd walk away with	$875,975
If you put the same money in stocks
Cash to close ($52,670) invested at 7%	$400,937
Monthly shortfalls ($1,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,606
What you'd walk away with	$410,544
Building minus stocks	$465,431

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $179,250 of principal by year 30	$0
Plus rental profits, invested at 7%$322,099 of profit by year 30, before investment growth	$722,392
What you'd walk away with	$1,267,701
If you put the same money in stocks
Cash to close ($66,920) invested at 7%	$509,412
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	$509,412
Building minus stocks	$758,289

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$580,116
Minus 6% selling cost	−$34,807
Minus loan still owedTenants' rent paid down all $179,250 of principal by year 30	$0
Plus rental profits, invested at 7%$194,785 of profit by year 30, before investment growth	$378,410
What you'd walk away with	$923,719
If you put the same money in stocks
Cash to close ($66,920) invested at 7%	$509,412
Monthly shortfalls ($677 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,745
What you'd walk away with	$514,158
Building minus stocks	$409,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $171,750 of principal by year 30	$0
Plus rental profits, invested at 7%$340,062 of profit by year 30, before investment growth	$778,952
What you'd walk away with	$1,301,445
If you put the same money in stocks
Cash to close ($64,120) invested at 7%	$488,098
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	$488,098
Building minus stocks	$813,347

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$555,843
Minus 6% selling cost	−$33,351
Minus loan still owedTenants' rent paid down all $171,750 of principal by year 30	$0
Plus rental profits, invested at 7%$212,071 of profit by year 30, before investment growth	$430,225
What you'd walk away with	$952,718
If you put the same money in stocks
Cash to close ($64,120) invested at 7%	$488,098
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	$488,098
Building minus stocks	$464,620

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 $1.18M, stocks $418K. 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 1.25 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
817 6th Ave S Apt 303, Saint Cloud	$1,340	4 / 1	—	0.8 mi	2026-09-14	Apartment
800 11th St S, Saint Cloud	$1,395	4 / 2	—	0.8 mi	2025-08-30	Apartment
800 11th St S Apt 206, Saint Cloud	$1,355	4 / 2	1,100	0.8 mi	2025-03-31	Apartment
1010 6th Ave S Apt 301, Saint Cloud	$1,300	4 / 1	900	0.9 mi	2026-06-18	Apartment
624 13th St S Apt 305, Saint Cloud	$1,150	4 / 1	1,250	1.0 mi	—	Apartment
500 12th St S Apt 206, Saint Cloud	$1,550	4 / 1	—	1.0 mi	2026-09-11	Apartment
1311 6th Ave S Apt 302, Saint Cloud	$1,395	4 / 1	—	1.0 mi	2026-06-08	Apartment
1217 4th Ave S Apt 202, Saint Cloud	$1,550	4 / 2	1,000	1.1 mi	2025-06-17	Apartment
1510 9th Ave S, Saint Cloud	$1,145	4 / 2	1,100	1.1 mi	2026-02-06	Apartment
A 1501 7th Ave S Unit 103, Saint Cloud	$1,450	4 / 2	—	1.1 mi	2025-07-09	Apartment

3 bed estimate $1,300/mo · range $1,125–$1,400 · 12 rentals within 2.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
914 12th Ave N Unit 1, Saint Cloud	$1,377	3 / 1	1,000	0.7 mi	2026-09-22	Apartment
2121 W Street Germain St Unit Main, Saint Cloud	$1,500	3 / 1	1,100	0.9 mi	2023-09-21	Apartment
28 3rd Ave NE, Saint Cloud	$1,300	3 / 1	1,000	0.9 mi	2025-09-26	Apartment
710 13th St S Apt 2, Saint Cloud	$950	3 / 1	925	1.0 mi	—	Apartment
1060 7th St SE, Saint Cloud	$1,075	3 / 1	1,176	1.5 mi	2024-04-15	Apartment
503 15th Ave SE Apt 214, Saint Cloud	$1,100	3 / 1	988	1.8 mi	—	Apartment
417 15th Ave SE, Saint Cloud	$1,295	3 / 1	1,000	1.8 mi	2026-02-02	Apartment
1220 E St Germain St Apt 209, Saint Cloud	$1,395	3 / 2	—	1.8 mi	—	Apartment
1965 Quarry Rd, Saint Cloud	$1,710	3 / 1	1,070	2.0 mi	2024-11-07	Apartment
1700 University Dr SE, Saint Cloud	$1,300	3 / 1	980	2.0 mi	2026-08-21	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 1324 1ST ST N

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 93 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.	$2,310
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,940
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

2026-07-02New at $239,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$2,310
County	Stearns
Parcel number	82463360000

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.