911 13th Ave NW · Rochester, MN 55901

$229,000

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 8 Days on market

Built 1954 5,837 sqft lot $240/sqft · 37% above area Est $278k · 17% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BR/1BA NW Rochester home in a convenient location. Bright living spaces, functional layout, and a manageable yard. Great starter home with easy access to shopping, parks, and major routes. A solid opportunity to build equity in a desirable neighborhood.

Key facts

• Manageable yard
• Convenient location
• Functional layout

Tags

• CONVENIENT LOCATION
• FUNCTIONAL LAYOUT
• MANAGEABLE YARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO PARKS
• EASY ACCESS TO MAJOR ROUTES

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: City water connected; City sewer connected; Natural gas; Electric service ~60 amp
• Home design: Residential property; One level (with lower level/basement); Facing direction not specified
• Construction: Block and frame construction; Asphalt shingle roof (age over 8 years); Block foundation (foundation dimensions ~38 x 26)
• Exterior features: Front porch; Patio; Storage shed; City street frontage (public maintained road); Lot dimensions approximately 51 x 115

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Forced air heating; Fireplace heating; Central air conditioning
• Interior features: Wood-burning fireplace (1); Eat-in kitchen; Basement is partial and block construction
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (25.5% below list).
• Recommended offer: $171k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 92/100 on livability (#1 in MN, #27 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+.
• Rochester Public School District (urban): math 40% / reading 51% proficiency, ranked #152 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lincoln K-8 District-Wide School (math 60% / reading 64%, grade B, #180 of 857 statewide, top 23%, 469 students, 14% FRL); John Adams Middle (math 20% / reading 42%, grade F, #191 of 258 statewide, top 74%, 731 students, 42% FRL); John Marshall Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,573 students, 43% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 507 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Olmsted County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $229k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,587 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $277,530
• List price: $229,000
• Delta: -17.49%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.18% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-49,094
• Equity at exit: $34,145

10-year hold

• IRR: -18.6%
• Equity multiple: 0.03×
• Total profit: $-62,068
• Equity at exit: $19,800

Cash invested: $64,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55901

• Home prices YoY: -33.2%
• Rents YoY: 2.2%
• Active inventory: 507
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$217 /mo · $2,608/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-166

Break-even live

Break-even rent $1,916

Max offer price $199,673

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-101	+0% $-166	+5% $-231	+10% $-296
Rent	-10% $-301	-5% $-233	+0% $-166	+5% $-99	+10% $-31
Rate	-1.0pp $-51	-0.5pp $-108	base $-166	+0.5pp $-225	+1.0pp $-286

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 11th Ave NW Rochester, MN	2.0–3.0	2.0	1225	$1,695	$1.38	15d	8	0.17mi
970 11th Ave NW Rochester, MN	1.0–3.0	1.0–2.0	952	$1,734	$1.82	15d	6	0.21mi
1260 17th Ave NW Unit 12283 Rochester, MN	2.0	1.0	800	$1,325	$1.66	45d	1	0.29mi
1260 17th Ave NW Unit 12525 Rochester, MN	2.0	1.0	800	$1,395	$1.74	22d	1	0.29mi
1260 17th Ave NW Unit 12043 Rochester, MN	2.0	1.0	800	$1,325	$1.66	15d	1	0.29mi
1258 17th Ave NW Rochester, MN	1.0–2.0	1.0	712	$1,395	$1.96	22d	5	0.31mi
1617 4th St NW Rochester, MN	3.0	1.0	790	$1,135	$1.44	15d	1	0.38mi
2409 Highway 52 N Rochester, MN	2.0	1.0	650	$1,165	$1.79	15d	10	0.41mi
1309 1st St SW Unit 2 Rochester, MN	2.0	1.0	625	$1,800	$2.88	45d	1	0.71mi
1418 1/2 1st St SW Apt 1 Rochester, MN	2.0	1.0	1000	$1,200	$1.20	15d	1	0.74mi
226 13th St NW Unit 27 Rochester, MN	2.0	1.0	705	$1,120	$1.59	22d	1	0.77mi
204 13th St NW Rochester, MN	2.0	1.0	705	$1,208	$1.71	15d	4	0.81mi
217 14th Ave SW Rochester, MN	3.0	1.0–2.0	1389	$4,126	$2.97	15d	35	0.82mi
603 1st St SW Rochester, MN	2.0	1.0	512	$1,295	$2.53	15d	3	0.88mi
1860 20th St NW Unit 1860-6 Rochester, MN	2.0	1.0	800	$925	$1.16	22d	1	0.92mi
625 3rd St SW Rochester, MN	1.0–2.0	1.0	612	$1,395	$2.28	15d	3	0.96mi
400 1st Ave NW Rochester, MN	1.0–2.0	1.0–2.0	819	$1,510	$1.84	15d	7	0.96mi
401 Broadway Ave N Rochester, MN	2.0	1.0–2.0	799	$1,977	$2.47	15d	22	1.00mi
28 7th St NE Rochester, MN	2.0	1.0–2.0	789	$2,750	$3.49	22d	18	1.04mi
718 5th St SW Rochester, MN	2.0	1.0	722	$1,400	$1.94	15d	4	1.12mi
1460 26th St NW Rochester, MN	3.0	2.0	1100	$1,895	$1.72	22d	1	1.26mi
511 3rd Ave SW Rochester, MN	2.0	1.0	647	$1,795	$2.77	15d	26	1.28mi
220 Broadway Ave S #911 Rochester, MN	2.0	2.0	1078	$1,750	$1.62	45d	1	1.28mi
449 E Center St Rochester, MN	1.0–3.0	1.0–2.0	1165	$3,795	$3.26	15d	40	1.42mi
705 1st Ave SW Rochester, MN	3.0	1.0–2.5	1135	$3,875	$3.41	15d	91	1.48mi

Listing history 5 events

1. 2026-05-13
   status Pending 263-char remark
2. 2026-05-08
   historical Contingent - Inspection 263-char remark
3. 2026-05-05
   listed $229,000 Active 263-char remark
4. 1990-07-01
   soldstatus $60,000
5. 1985-07-01
   soldstatus $55,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $2,608 · $217/mo
• Projected year-2 tax: $2,608 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,470
• − Mortgage interest: −$12,828
• − Property taxes: −$2,608
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$6,662
• Taxable loss: −$6,047
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $-541/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rochester Public School District
• NCES district ID: 2731800
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $66,540
• Composite: 40.6/100
• National rank: #3695
• State rank: #152 of 301 in MN

Livability — Rochester

• Score: 92/100
• State rank: #1
• US rank: #27

Category grades

Amenities A+ Commute A+ Cost of living B Crime A- Employment A+ Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, MN
• County: Olmsted County · 135,035 people
• City population: 135,035
• Metro: Rochester, MN
• Population (ZIP): 58,495
• Household income: $94,607
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 1651.0

Population outlook (Olmsted County) Hauer SSP2

• Today (2025): 165,999 people
• By 2030: 172,425 · +3.9%
• By 2040: 183,785 · +10.7%
• By 2050: 192,981 · +16.3%
• By 2075: 215,284 · +29.7%
• By 2100: 224,887 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Asian 8% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 11% Romanian 3% Iranian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 3% Other Asian/Pacific 3% Arabic 2%

Political lean MEDSL · Olmsted

• 2024 margin: D (+10.7) · D 54.3% · R 43.6% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 3.3pp · 2024: 10.7pp
• All cycles: 2024: D+10.7 2020: D+10.7 2016: D+0.8 2012: D+3.2 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.08%
• Current HPI: 253.7999
• Rent YoY: ▲ 2.18%
• Metro: Rochester, MN
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+309.7% since first listed

5 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 1990-07-01 Sold (Public Records) $60,000 Public Records
• 1985-07-01 Sold (Public Records) $55,900 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,608 · +0.6% YoY. Source: county tax records.