511 6th Ave S

Cash flows

18 photos

Photos courtesy of VoigtJohnson, via Realtor.com.

Asking price: $175,000
Monthly cash flow: $304
Estimated rent: $2,900/mo
Break-even price: $232,042

Adjust the numbers See the full breakdown

From the listing

New Roof September 2026. Make this your own home, or consider this Prime Rental Opportunity Near SCSU 5 Bed | 2 Bath | Licensed for 4 Bedrooms Excellent opportunity to own a well-located rental property just minutes from St. Cloud State University. This 5-bedroom, 2-bath home is currently licensed for 4 bedrooms and generates $1,875 per month in rental income. The home features four upper-level bedrooms, a spacious living room with hardwood floors, and newer flooring in the kitchen and dining area. A separate basement entrance adds flexibility for tenants or future use. Outside, the property offers ample off-street parking plus a large detached garage with a loft area, providing abundant storage space. Tenants are responsible for gas and electric, while the owner pays water, sewer, and garbage, keeping operating expenses manageable. With its layout and location, this property also offers the potential to transition back to a single-family home once the current lease expires. Current Lease in place until April 2027.

Listing courtesy of VoigtJohnson (Heidi Voigt). Description from Realtor.com, MLS #7152680. 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: $175,000
Cash to close: $40,250
Price per unit: $43,750
GRM: 5.0

Each month

Cash flow: $304/mo
Cash-on-cash: 9.1%
Cap rate: 8.5%
DSCR: 1.33×

Break-even

Price that breaks even: $232,042
Rent that breaks even: $2,506/mo

Long run

Year 30: property vs stocks: $1.17M vs $306K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,900
Vacancy (6%)	−$174
Collected	$2,726
Property tax Listing	−$220
Insurance Estimate	−$378
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$232
Capital reserve (9% of rent)	−$261
Net operating income	$1,235
Mortgage (principal + interest)	−$931
Cash flow	$304
Principal paid down (equity, not cash)	$119

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	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $157,500 of principal by year 30	$0
Plus rental profits, invested at 7%$274,660 of profit by year 30, before investment growth	$610,945
What you'd walk away with	$1,010,229
If you put the same money in stocks
Cash to close ($22,750) invested at 7%	$173,179
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	$173,179
Building minus stocks	$837,050

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $157,500 of principal by year 30	$0
Plus rental profits, invested at 7%$140,306 of profit by year 30, before investment growth	$266,795
What you'd walk away with	$666,079
If you put the same money in stocks
Cash to close ($22,750) invested at 7%	$173,179
Monthly shortfalls ($5,711 total by yr 30) investedThe money you'd have put into the building while it lost money	$37,476
What you'd walk away with	$210,655
Building minus stocks	$455,424

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$296,486 of profit by year 30, before investment growth	$680,558
What you'd walk away with	$1,057,026
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
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	$163,283
Building minus stocks	$893,743

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $148,500 of principal by year 30	$0
Plus rental profits, invested at 7%$158,988 of profit by year 30, before investment growth	$316,140
What you'd walk away with	$692,609
If you put the same money in stocks
Cash to close ($21,450) invested at 7%	$163,283
Monthly shortfalls ($2,567 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,209
What you'd walk away with	$180,492
Building minus stocks	$512,117

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $140,000 of principal by year 30	$0
Plus rental profits, invested at 7%$321,299 of profit by year 30, before investment growth	$773,377
What you'd walk away with	$1,172,661
If you put the same money in stocks
Cash to close ($40,250) invested at 7%	$306,393
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	$306,393
Building minus stocks	$866,268

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $140,000 of principal by year 30	$0
Plus rental profits, invested at 7%$181,234 of profit by year 30, before investment growth	$391,751
What you'd walk away with	$791,036
If you put the same money in stocks
Cash to close ($40,250) invested at 7%	$306,393
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	$306,393
Building minus stocks	$484,643

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$340,460 of profit by year 30, before investment growth	$833,708
What you'd walk away with	$1,210,176
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
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	$288,885
Building minus stocks	$921,291

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $132,000 of principal by year 30	$0
Plus rental profits, invested at 7%$200,394 of profit by year 30, before investment growth	$452,082
What you'd walk away with	$828,551
If you put the same money in stocks
Cash to close ($37,950) invested at 7%	$288,885
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	$288,885
Building minus stocks	$539,666

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $131,250 of principal by year 30	$0
Plus rental profits, invested at 7%$342,256 of profit by year 30, before investment growth	$839,364
What you'd walk away with	$1,238,649
If you put the same money in stocks
Cash to close ($49,000) invested at 7%	$373,000
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	$373,000
Building minus stocks	$865,649

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$424,771
Minus 6% selling cost	−$25,486
Minus loan still owedTenants' rent paid down all $131,250 of principal by year 30	$0
Plus rental profits, invested at 7%$202,191 of profit by year 30, before investment growth	$457,738
What you'd walk away with	$857,023
If you put the same money in stocks
Cash to close ($49,000) invested at 7%	$373,000
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	$373,000
Building minus stocks	$484,023

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$360,220 of profit by year 30, before investment growth	$895,925
What you'd walk away with	$1,272,393
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
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	$351,686
Building minus stocks	$920,707

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$400,498
Minus 6% selling cost	−$24,030
Minus loan still owedTenants' rent paid down all $123,750 of principal by year 30	$0
Plus rental profits, invested at 7%$220,154 of profit by year 30, before investment growth	$514,299
What you'd walk away with	$890,767
If you put the same money in stocks
Cash to close ($46,200) invested at 7%	$351,686
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	$351,686
Building minus stocks	$539,081

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 $1.17M, stocks $306K. 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 $1,025/mo · range $925–$1,125 · 11 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
333 4th Ave S, Saint Cloud	$800	2 / 1	—	0.3 mi	2026-08-18	Apartment
900 7th Ave S Apt 203, Saint Cloud	$1,150	2 / 1	—	0.3 mi	2026-09-25	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	0.3 mi	2025-01-03	Apartment
800 11th St S, Saint Cloud	$995	2 / 2	900	0.5 mi	2025-08-30	Apartment
1120 9th Ave S Apt 203, Saint Cloud	$1,100	2 / 2	850	0.5 mi	2026-09-09	Apartment
710 13th St S Apt 4, Saint Cloud	$950	2 / 1	900	0.6 mi	—	Apartment
520 13th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.6 mi	2026-07-27	Apartment
830 13th St S, Saint Cloud	$1,110	2 / 1.5	1,030	0.6 mi	2025-01-03	Apartment
519 14th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.6 mi	2026-07-07	Apartment
905 Kilian Blvd SE, Saint Cloud	$835	2 / 1	800	0.7 mi	2026-05-15	Apartment

1 bed estimate $625/mo · range $375–$875 · 7 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
A 575 7th St S Unit 103, Saint Cloud	$340	1 / 1	—	0.1 mi	2025-07-09	Apartment
627 5th Ave S Apt 202, Saint Cloud	$340	1 / 1	—	0.1 mi	2025-06-30	Apartment
418 5th Ave S Unit STATE10, Saint Cloud	$600	1 / 1	—	0.1 mi	2025-06-17	Apartment
825 9th Ave S, Saint Cloud	$845	1 / 1	728	0.3 mi	2025-01-03	Apartment
505 12th St S Apt 305, Saint Cloud	$360	1 / 1	—	0.5 mi	2025-06-13	Apartment
830 13th St S, Saint Cloud	$1,040	1 / 1.5	860	0.6 mi	2025-01-03	Apartment
200 5th Ave N Apt 205, Saint Cloud	$850	1 / 1	725	0.6 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 511 6TH AVE S

Opportunities

None found.

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.	$2,644
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,532
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. built 1916: +1 pt capital reserve	8% / 9%

Status history

2026-10-02Price increase at $175,000 (was $169,900) · from listing history
2026-10-02New at $175,000

From the listing Listing

Listed as	other
Property tax, 2026	$2,644
County	Stearns
Parcel number	82521650000

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.