Housing market/Minnesota/ZIP 56304
ZIP 56304 Saint Cloud, Minnesota
St. Cloud, MN MSA · Minnesota. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
Email this profile
HUD schedule, ACS stock, and the 90–110% band for ZIP 56304 · MN — sent to you.
ZIP 56304 · MN
ACS rent vs 2BR SAFMR
ZIP 56304 — Saint Cloud, MN HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 56304
- 1-unit detached3,33844.4%
- 1-unit attached3574.7%
- 2–4 units2323.1%
- 5–49 units1,93125.7%
- 50+ units1,31917.5%
- Mobile3434.6%
2–4 unit share 3.1% · 5–49 unit share 25.6% · combined 2–49 28.7%.
Units by bedrooms
Rent burden
- ACS median gross rent $926 (all bedrooms, occupied rentals).
- Median contract rent $837.
- Renters paying ≥30% of income 44.4%; ≥50% 27.7%.
- FY2027 2BR SAFMR $1,540 (1.663× ACS median gross rent).
Population
17,281 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +3.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 6 projects, 561 units.
- HUD project-based assisted MF: 2 properties, 79 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 40 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 56304 55.9% of occupied households are renters; vacancy is 6.4%; ACS median gross rent is $926; population increased +3.9% between the 2018 and 2023 ACS vintages; the housing stock includes 232 units in 2–4-unit structures and 1,931 units in 5–49-unit structures; 6 LIHTC projects totaling 561 units; FY2027 2BR SAFMR is $1,540 versus ACS median gross rent of $926. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Minnesota research
ZIP 56304 is a Census / HUD profile for St. Cloud, MN. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 56304 — Saint Cloud, MN HUD Section 8 Payment Standards / SAFMR·Minnesota ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Minnesota research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 56304?
ZIP 56304 (St. Cloud, MN MSA) has 17,281 residents, 7,057 households, a renter share of 55.9%, median household income of $54,133, and ACS 2023 median gross rent of $926. Vacancy is 6.4%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 56304?
ACS counts 149 units in 2-unit buildings, 83 in 3–4 unit buildings, 316 in 5–9, 534 in 10–19, and 1,081 in 20–49. Combined 2–49 unit stock is 2,163 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 56304?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,540. See the full schedule and 90–110% payment-standard band on the ZIP 56304 — Saint Cloud, MN HUD Section 8 Payment Standards / SAFMR.
Does this Minnesota ZIP profile include Georgia listings?
No. ZIP 56304 is Census / HUD research for St. Cloud, MN MSA. Jeff Crowe CRE does not list Minnesota property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.