1340 5th Ave S

Cash flows

16 photos

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

Asking price: $329,900
Monthly cash flow: $173
Estimated rent: $4,000/mo
Break-even price: $362,476

Adjust the numbers See the full breakdown

From the listing

Exceptional investment opportunity offered as a package sale-two neighboring 4-plex buildings ideally located directly across from Herb Brooks National Hockey Center. This prime location is perfect for student housing with easy access to St. Cloud State University, downtown amenities, shopping, dining, and entertainment-all within walking distance. Conveniently situated on the bus line for added renter appeal. Each 4-plex features spacious 2-bedroom, 1-bath units, offering consistent rental demand and strong income potential. Tenants benefit from on-site coin-operated laundry, shared paved parking between the buildings, and a total of 6 off-street parking spaces per building. Property highlights include low-maintenance siding, updated windows, newer countertops, and electric heat with individual water heaters. Roofs were replaced approximately in 2010. A rare opportunity to acquire a well-located, income-producing multi-family package in a high-demand rental area-ideal for both seasoned investors and those looking to expand their portfolio.

Listing courtesy of NRT-Minnesota (CB Burnet) (Christopher Hauck). Description from Realtor.com, MLS #7036091. 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: $329,900
Cash to close: $75,877
Price per unit: $82,475
GRM: 6.9

Each month

Cash flow: $173/mo
Cash-on-cash: 2.7%
Cap rate: 7.0%
DSCR: 1.10×

Break-even

Price that breaks even: $362,476
Rent that breaks even: $3,775/mo

Long run

Year 30: property vs stocks: $1.66M vs $578K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,000
Vacancy (6%)	−$240
Collected	$3,760
Property tax Listing	−$374
Insurance Estimate	−$377
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$360
Capital reserve (8% of rent)	−$320
Net operating income	$1,929
Mortgage (principal + interest)	−$1,756
Cash flow	$173
Principal paid down (equity, not cash)	$223

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	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$332,798 of profit by year 30, before investment growth	$646,901
What you'd walk away with	$1,399,610
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($7,301 total by yr 30) investedThe money you'd have put into the building while it lost money	$48,463
What you'd walk away with	$374,930
Building minus stocks	$1,024,680

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$163,500 of profit by year 30, before investment growth	$264,507
What you'd walk away with	$1,017,216
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($31,197 total by yr 30) investedThe money you'd have put into the building while it lost money	$192,449
What you'd walk away with	$518,916
Building minus stocks	$498,300

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$351,480 of profit by year 30, before investment growth	$696,247
What you'd walk away with	$1,426,140
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($4,157 total by yr 30) investedThe money you'd have put into the building while it lost money	$28,196
What you'd walk away with	$344,767
Building minus stocks	$1,081,373

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$179,095 of profit by year 30, before investment growth	$298,840
What you'd walk away with	$1,028,733
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($24,967 total by yr 30) investedThe money you'd have put into the building while it lost money	$157,169
What you'd walk away with	$473,740
Building minus stocks	$554,993

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$413,418 of profit by year 30, before investment growth	$904,647
What you'd walk away with	$1,657,355
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
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	$577,595
Building minus stocks	$1,079,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$225,071 of profit by year 30, before investment growth	$410,639
What you'd walk away with	$1,163,348
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
Monthly shortfalls ($4,848 total by yr 30) investedThe money you'd have put into the building while it lost money	$32,373
What you'd walk away with	$609,968
Building minus stocks	$553,380

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$432,579 of profit by year 30, before investment growth	$964,978
What you'd walk away with	$1,694,870
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
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	$560,087
Building minus stocks	$1,134,783

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$241,885 of profit by year 30, before investment growth	$455,709
What you'd walk away with	$1,185,602
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
Monthly shortfalls ($2,501 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,112
What you'd walk away with	$577,199
Building minus stocks	$608,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$452,925 of profit by year 30, before investment growth	$1,029,042
What you'd walk away with	$1,781,751
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
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	$703,159
Building minus stocks	$1,078,592

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$260,554 of profit by year 30, before investment growth	$508,442
What you'd walk away with	$1,261,150
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
Monthly shortfalls ($823 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,780
What you'd walk away with	$708,939
Building minus stocks	$552,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$470,888 of profit by year 30, before investment growth	$1,085,602
What you'd walk away with	$1,815,495
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
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	$681,845
Building minus stocks	$1,133,650

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$277,758 of profit by year 30, before investment growth	$559,681
What you'd walk away with	$1,289,573
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
Monthly shortfalls ($65 total by yr 30) investedThe money you'd have put into the building while it lost money	$459
What you'd walk away with	$682,304
Building minus stocks	$607,269

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 $1.66M, stocks $578K. 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 · 9 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
519 14th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.1 mi	2026-07-07	Apartment
520 13th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.1 mi	2026-07-27	Apartment
710 13th St S Apt 4, Saint Cloud	$950	2 / 1	900	0.2 mi	—	Apartment
1513 7th Ave S Apt 4, Saint Cloud	$1,175	2 / 1	1,000	0.2 mi	2025-08-05	Apartment
830 13th St S, Saint Cloud	$1,110	2 / 1.5	1,030	0.3 mi	2025-01-03	Apartment
800 11th St S, Saint Cloud	$995	2 / 2	900	0.3 mi	2025-08-30	Apartment
1120 9th Ave S Apt 203, Saint Cloud	$1,100	2 / 2	850	0.3 mi	2026-09-09	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	0.5 mi	2025-01-03	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 1340 5TH AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 195 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.	$4,482
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,527
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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

2026-03-24New at $329,900

From the listing Listing

Listed as	four plex
Property tax, 2025	$4,482
County	Stearns
Parcel number	82446790004

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.