53 20th Ave S

Saint Cloud, MN · View the listing ↗

13 photos

Photos courtesy of Edina Realty, Inc., via Realtor.com.

Asking price: $189,900
Monthly cash flow: −$134
Estimated rent: $1,800/mo
Break-even price: $164,814

Adjust the numbers See the full breakdown

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: $189,900
Cash to close: $43,677
Price per unit: $94,950
GRM: 8.8

Each month

Cash flow: −$134/mo
Cash-on-cash: −3.7%
Cap rate: 5.5%
DSCR: 0.87×

Break-even

Price that breaks even: $164,814
Rent that breaks even: $1,971/mo

Long run

Year 30: property vs stocks: $637K vs $366K
Cash flow turns positive: year 7

Monthly

Monthly breakdown

Rent	$1,800
Vacancy (6%)	−$108
Collected	$1,692
Property tax Listing	−$126
Insurance Estimate	−$171
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$144
Capital reserve (8% of rent)	−$144
Net operating income	$877
Mortgage (principal + interest)	−$1,011
Cash flow	−$134
Principal paid down (equity, not cash)	$129

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	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$83,338 of profit by year 30, before investment growth	$129,776
What you'd walk away with	$563,057
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
Monthly shortfalls ($22,592 total by yr 30) investedThe money you'd have put into the building while it lost money	$135,744
What you'd walk away with	$323,667
Building minus stocks	$239,390

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $170,910 of principal by year 30	$0
Plus rental profits, invested at 7%$27,718 of profit by year 30, before investment growth	$35,606
What you'd walk away with	$468,887
If you put the same money in stocks
Cash to close ($24,687) invested at 7%	$187,924
Monthly shortfalls ($53,909 total by yr 30) investedThe money you'd have put into the building while it lost money	$278,445
What you'd walk away with	$466,369
Building minus stocks	$2,518

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$98,242 of profit by year 30, before investment growth	$161,320
What you'd walk away with	$571,785
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
Monthly shortfalls ($15,670 total by yr 30) investedThe money you'd have put into the building while it lost money	$97,675
What you'd walk away with	$275,702
Building minus stocks	$296,083

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$37,111 of profit by year 30, before investment growth	$50,231
What you'd walk away with	$460,696
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
Monthly shortfalls ($41,477 total by yr 30) investedThe money you'd have put into the building while it lost money	$223,457
What you'd walk away with	$401,485
Building minus stocks	$59,211

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$116,555 of profit by year 30, before investment growth	$203,873
What you'd walk away with	$637,153
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
Monthly shortfalls ($5,199 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,578
What you'd walk away with	$366,059
Building minus stocks	$271,094

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $151,920 of principal by year 30	$0
Plus rental profits, invested at 7%$49,361 of profit by year 30, before investment growth	$71,093
What you'd walk away with	$504,374
If you put the same money in stocks
Cash to close ($43,677) invested at 7%	$332,480
Monthly shortfalls ($24,943 total by yr 30) investedThe money you'd have put into the building while it lost money	$137,669
What you'd walk away with	$470,150
Building minus stocks	$34,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$132,636 of profit by year 30, before investment growth	$244,921
What you'd walk away with	$655,386
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
Monthly shortfalls ($2,119 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,295
What you'd walk away with	$329,268
Building minus stocks	$326,118

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$60,665 of profit by year 30, before investment growth	$92,216
What you'd walk away with	$502,681
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
Monthly shortfalls ($17,086 total by yr 30) investedThe money you'd have put into the building while it lost money	$98,462
What you'd walk away with	$413,434
Building minus stocks	$89,247

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$135,770 of profit by year 30, before investment growth	$253,297
What you'd walk away with	$686,578
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
Monthly shortfalls ($1,673 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,397
What you'd walk away with	$416,156
Building minus stocks	$270,422

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$460,937
Minus 6% selling cost	−$27,656
Minus loan still owedTenants' rent paid down all $142,425 of principal by year 30	$0
Plus rental profits, invested at 7%$62,933 of profit by year 30, before investment growth	$96,678
What you'd walk away with	$529,959
If you put the same money in stocks
Cash to close ($53,172) invested at 7%	$404,759
Monthly shortfalls ($15,773 total by yr 30) investedThe money you'd have put into the building while it lost money	$91,649
What you'd walk away with	$496,408
Building minus stocks	$33,551

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$152,306 of profit by year 30, before investment growth	$300,206
What you'd walk away with	$710,671
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
Monthly shortfalls ($245 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,746
What you'd walk away with	$385,190
Building minus stocks	$325,481

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$75,018 of profit by year 30, before investment growth	$121,675
What you'd walk away with	$532,140
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
Monthly shortfalls ($9,895 total by yr 30) investedThe money you'd have put into the building while it lost money	$60,086
What you'd walk away with	$443,530
Building minus stocks	$88,610

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 $637K, stocks $366K. 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.

1 bed estimate $800/mo · range $650–$900 · 16 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1921 7th St N, Saint Cloud	$800	1 / 1	700	0.9 mi	2026-09-19	Apartment
825 9th Ave S, Saint Cloud	$845	1 / 1	728	1.0 mi	2025-01-03	Apartment
3346 W Saint Germain St, Saint Cloud	$815	1 / 1	710	1.0 mi	2024-04-16	Apartment
1710 11th Ave S Apt 1, Saint Cloud	$890	1 / 1	3,200	1.1 mi	2026-09-25	Multi family
830 13th St S, Saint Cloud	$1,040	1 / 1.5	860	1.1 mi	2025-01-03	Apartment
1910 10th Ave S Apt 5, Saint Cloud	$800	1 / 1	473	1.2 mi	—	Apartment
3600 W Saint Germain St, Saint Cloud	$1,270	1 / 1	880	1.3 mi	2024-04-12	Apartment
1920 10th Ave S Apt 3, Saint Cloud	$800	1 / 1	473	1.3 mi	—	Apartment
828 9th Ave N, Saint Cloud	$795	1 / 1	850	1.3 mi	2026-09-11	Apartment
A 575 7th St S Unit 103, Saint Cloud	$340	1 / 1	—	1.3 mi	2025-07-09	Apartment

2 bed estimate $1,000/mo · range $900–$1,175 · 23 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1212 Washington Memorial Dr, Saint Cloud	$1,275	2 / 2	1,092	0.6 mi	2025-01-03	Apartment
2611 Goettens Way Apt 202, Saint Cloud	$1,175	2 / 1	—	0.7 mi	2026-09-28	Apartment
1423 6th St N, Saint Cloud	$950	2 / 1	—	0.9 mi	2026-05-06	Apartment
344 33rd Ave N, Saint Cloud	$950	2 / 1	750	1.0 mi	2026-05-01	Apartment
625 12th Ave N Apt 212, Saint Cloud	$1,175	2 / 1	1,100	1.0 mi	2026-06-12	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	1.0 mi	2025-01-03	Apartment
410 33rd Ave N, Saint Cloud	$900	2 / 1	—	1.0 mi	2026-02-19	Apartment
3346 W Saint Germain St, Saint Cloud	$995	2 / 1	953	1.0 mi	2024-04-16	Apartment
3457 3rd St N Apt 305, Saint Cloud	$950	2 / 1	900	1.1 mi	—	Apartment
1120 9th Ave S Apt 203, Saint Cloud	$1,100	2 / 2	850	1.1 mi	2026-09-09	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 53 20TH 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.	$1,508
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,054
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. base rate	8% / 8%

Status history

2026-08-21New at $189,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,508
County	Stearns
Parcel number	82514420000

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.