707 6th Ave S

Saint Cloud, MN · View the listing ↗

Cash flows

25 photos

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

Asking price: $204,900
Monthly cash flow: $18
Estimated rent: $2,350/mo
Break-even price: $208,309

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: $204,900
Cash to close: $47,127
Price per unit: $102,450
GRM: 7.3

Each month

Cash flow: $18/mo
Cash-on-cash: 0.5%
Cap rate: 6.5%
DSCR: 1.02×

Break-even

Price that breaks even: $208,309
Rent that breaks even: $2,326/mo

Long run

Year 30: property vs stocks: $891K vs $359K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,350
Vacancy (6%)	−$141
Collected	$2,209
Property tax Listing	−$266
Insurance Estimate	−$205
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$212
Capital reserve (8% of rent)	−$188
Net operating income	$1,109
Mortgage (principal + interest)	−$1,091
Cash flow	$18
Principal paid down (equity, not cash)	$139

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	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $184,410 of principal by year 30	$0
Plus rental profits, invested at 7%$160,746 of profit by year 30, before investment growth	$292,661
What you'd walk away with	$760,166
If you put the same money in stocks
Cash to close ($26,637) invested at 7%	$202,768
Monthly shortfalls ($9,025 total by yr 30) investedThe money you'd have put into the building while it lost money	$58,974
What you'd walk away with	$261,741
Building minus stocks	$498,425

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $184,410 of principal by year 30	$0
Plus rental profits, invested at 7%$68,911 of profit by year 30, before investment growth	$102,390
What you'd walk away with	$569,895
If you put the same money in stocks
Cash to close ($26,637) invested at 7%	$202,768
Monthly shortfalls ($30,691 total by yr 30) investedThe money you'd have put into the building while it lost money	$177,951
What you'd walk away with	$380,719
Building minus stocks	$189,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $175,410 of principal by year 30	$0
Plus rental profits, invested at 7%$179,428 of profit by year 30, before investment growth	$342,007
What you'd walk away with	$786,696
If you put the same money in stocks
Cash to close ($25,337) invested at 7%	$192,872
Monthly shortfalls ($5,881 total by yr 30) investedThe money you'd have put into the building while it lost money	$38,707
What you'd walk away with	$231,578
Building minus stocks	$555,118

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $175,410 of principal by year 30	$0
Plus rental profits, invested at 7%$82,426 of profit by year 30, before investment growth	$128,812
What you'd walk away with	$573,502
If you put the same money in stocks
Cash to close ($25,337) invested at 7%	$192,872
Monthly shortfalls ($22,381 total by yr 30) investedThe money you'd have put into the building while it lost money	$134,761
What you'd walk away with	$327,633
Building minus stocks	$245,869

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $163,920 of principal by year 30	$0
Plus rental profits, invested at 7%$206,329 of profit by year 30, before investment growth	$423,872
What you'd walk away with	$891,377
If you put the same money in stocks
Cash to close ($47,127) invested at 7%	$358,743
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	$358,743
Building minus stocks	$532,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $163,920 of principal by year 30	$0
Plus rental profits, invested at 7%$101,768 of profit by year 30, before investment growth	$170,356
What you'd walk away with	$637,862
If you put the same money in stocks
Cash to close ($47,127) invested at 7%	$358,743
Monthly shortfalls ($8,941 total by yr 30) investedThe money you'd have put into the building while it lost money	$55,733
What you'd walk away with	$414,476
Building minus stocks	$223,386

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $155,920 of principal by year 30	$0
Plus rental profits, invested at 7%$225,489 of profit by year 30, before investment growth	$484,203
What you'd walk away with	$928,892
If you put the same money in stocks
Cash to close ($44,827) invested at 7%	$341,235
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	$341,235
Building minus stocks	$587,657

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $155,920 of principal by year 30	$0
Plus rental profits, invested at 7%$116,736 of profit by year 30, before investment growth	$205,812
What you'd walk away with	$650,501
If you put the same money in stocks
Cash to close ($44,827) invested at 7%	$341,235
Monthly shortfalls ($4,749 total by yr 30) investedThe money you'd have put into the building while it lost money	$30,857
What you'd walk away with	$372,092
Building minus stocks	$278,409

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $153,675 of principal by year 30	$0
Plus rental profits, invested at 7%$230,866 of profit by year 30, before investment growth	$501,134
What you'd walk away with	$968,639
If you put the same money in stocks
Cash to close ($57,372) invested at 7%	$436,730
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	$436,730
Building minus stocks	$531,909

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$497,346
Minus 6% selling cost	−$29,841
Minus loan still owedTenants' rent paid down all $153,675 of principal by year 30	$0
Plus rental profits, invested at 7%$121,188 of profit by year 30, before investment growth	$217,000
What you'd walk away with	$684,506
If you put the same money in stocks
Cash to close ($57,372) invested at 7%	$436,730
Monthly shortfalls ($3,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$25,115
What you'd walk away with	$461,846
Building minus stocks	$222,660

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $146,175 of principal by year 30	$0
Plus rental profits, invested at 7%$248,830 of profit by year 30, before investment growth	$557,694
What you'd walk away with	$1,002,383
If you put the same money in stocks
Cash to close ($54,572) invested at 7%	$415,416
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	$415,416
Building minus stocks	$586,967

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$473,073
Minus 6% selling cost	−$28,384
Minus loan still owedTenants' rent paid down all $146,175 of principal by year 30	$0
Plus rental profits, invested at 7%$136,718 of profit by year 30, before investment growth	$257,963
What you'd walk away with	$702,652
If you put the same money in stocks
Cash to close ($54,572) invested at 7%	$415,416
Monthly shortfalls ($1,390 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,518
What you'd walk away with	$424,934
Building minus stocks	$277,718

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 $891K, stocks $359K. 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.

7 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
817 6th Ave S Apt 303, Saint Cloud	$1,340	4 / 1	—	0.1 mi	2026-09-14	Apartment
1010 6th Ave S Apt 301, Saint Cloud	$1,300	4 / 1	900	0.2 mi	2026-06-18	Apartment
800 11th St S, Saint Cloud	$1,395	4 / 2	—	0.3 mi	2025-08-30	Apartment
800 11th St S Apt 206, Saint Cloud	$1,355	4 / 2	1,100	0.3 mi	2025-03-31	Apartment
500 12th St S Apt 206, Saint Cloud	$1,550	4 / 1	—	0.4 mi	2026-09-11	Apartment
1217 4th Ave S Apt 202, Saint Cloud	$1,550	4 / 2	1,000	0.4 mi	2025-06-17	Apartment
624 13th St S Apt 305, Saint Cloud	$1,150	4 / 1	1,250	0.5 mi	—	Apartment
1311 6th Ave S Apt 302, Saint Cloud	$1,395	4 / 1	—	0.5 mi	2026-06-08	Apartment
524 14th St S Apt 404, Saint Cloud	$1,150	4 / 1	1,200	0.5 mi	—	Apartment
520 14th St S Apt 403, Saint Cloud	$1,150	4 / 1	1,200	0.5 mi	—	Apartment

2 bed estimate $1,000/mo · range $900–$1,100 · 11 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
900 7th Ave S Apt 203, Saint Cloud	$1,150	2 / 1	—	0.1 mi	2026-09-25	Apartment
825 9th Ave S, Saint Cloud	$1,000	2 / 1	958	0.2 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	0.4 mi	2026-09-09	Apartment
333 4th Ave S, Saint Cloud	$800	2 / 1	—	0.4 mi	2026-08-18	Apartment
710 13th St S Apt 4, Saint Cloud	$950	2 / 1	900	0.5 mi	—	Apartment
520 13th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.5 mi	2026-07-27	Apartment
830 13th St S, Saint Cloud	$1,110	2 / 1.5	1,030	0.5 mi	2025-01-03	Apartment
519 14th St S Apt 4, Saint Cloud	$895	2 / 1	850	0.5 mi	2026-07-07	Apartment
1513 7th Ave S Apt 4, Saint Cloud	$1,175	2 / 1	1,000	0.6 mi	2025-08-05	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 707 6TH AVE S

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 523 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.	$3,192
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,458
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. 9 bedrooms: +1 pt repairs for wear	9% / 8%

Status history

2025-04-30New at $204,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2025	$3,192
County	Stearns
Parcel number	82521750000

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.