6722 Valleyhigh Rd NW · Rochester, MN 55920

$1

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 22 Days on market

Built 1880 5.00 ac lot ↓ 60% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to escape town life but yet be close enough for convenience? Then this is it! This 5 acre property has amazing views of the valleys looking towards Rochester. The home's main floor has been completely remodeled, has a beautiful flower garden/patio area, multiple outbuildings for hobby farm potential. Many possibilities with this acreage.

Key facts

• Hard surface road
• 5 acre building site
• Walk-in closet

Tags

• 5 ACRE BUILDING SITE
• HEATED AND COOLED SHOP
• MULTIPLE OUTBUILDINGS
• HARD SURFACE ROAD
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces; Garage dimensions approximately 22 x 24
• Utilities: Private well water source; Mound septic (private sewer); 150 amp electrical service; Propane fuel
• Home design: Residential property; Modified two-story layout; Main-floor primary bedroom; Pitched roof (age over 8 years)
• Construction: Frame construction; Block foundation; Foundation area and dimensions present; Built features include finished and partially finished basement
• Exterior features: Covered front and rear porches; Patio; Deck; Porch; Tree coverage (medium); Other structures: garage(s), granary, lean-to, shed(s), workshop

Interior

• Kitchen: Kitchen with center island and kitchen window; Range; Microwave; Refrigerator; Dishwasher; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Main-level bedroom; Upper-level bedrooms (three)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom; 1 half bathroom; Primary bathroom ensuite with walk-in shower stall; Main-floor full bath
• Heating & cooling: Forced air heating; Fireplace heating option; Central air conditioning
• Interior features: Ceiling fans; Natural woodwork; Paneled doors; Walk-in closets; Primary bedroom suite; Main-floor primary bedroom; All living facilities on one level (main floor primary, main floor bedroom, main floor laundry); Finished and partially finished basement with storage space and sump pump; Fireplaces in family room (gas) — two total; Eat-in kitchen / informal dining / kitchen-dining combination; Laundry room on main level; Washer/dryer hookup; Water softener (owned); Humidifier; Fuel tank owned (propane)
• Laundry & utility: Main-level laundry room with electric dryer hookup and washer hookup; Gas water heater; Propane fuel; 150 amp electrical service with circuit breakers

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 1752518.2% 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+.
• Byron Public School District (town): math 60% / reading 63% proficiency, ranked #24 of 301 in MN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 162 active listings in the ZIP; 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 $0 of loan paydown is wiped out by about $0 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 184865.00% ✓
• Cap rate: 1752518.20%
• Cash-on-cash: 6258971.10%
• DSCR: 278489.99
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 332297.70×
• Total profit: $93,043
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 717521.39×
• Total profit: $200,906
• Equity at exit: $0

Cash invested: $0 (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 55920

• Home prices YoY: -21.4%
• Active inventory: 162

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,460

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $1 Active 22 DOM
2. 2026-06-18
   days on market $1 Active 21 DOM
3. 2026-06-17
   days on market $1 Active 20 DOM
4. 2026-06-16
   days on market $1 Active 19 DOM
5. 2026-06-15
   days on market $1 Active 18 DOM
6. 2026-06-14
   days on market $1 Active 16 DOM
7. 2026-06-13
   days on market $1 Active 15 DOM
8. 2026-06-10
   days on market $1 Active 13 DOM
9. 2026-06-09
   days on market $1 Active 12 DOM
10. 2026-06-08
    days on market $1 Active 11 DOM
11. 2026-06-07
    days on market $1 Active 10 DOM
12. 2026-06-03
    days on market $1 Active 6 DOM
13. 2026-06-02
    days on market $1 Active 5 DOM
14. 2026-06-01
    days on market $1 Active 4 DOM
15. 2026-05-31
    days on market $1 Active 3 DOM
16. 2026-05-30
    days on market $1 Active 2 DOM
17. 2026-05-28
    listed $1 Active
18. 2018-12-10
    historical 347-char remark

    Show marketing remark (347 chars)

    Looking to escape town life but yet be close enough for convenience? Then this is it! This 5 acre property has amazing views of the valleys looking towards Rochester. The home's main floor has been completely remodeled, has a beautiful flower garden/patio area, multiple outbuildings for hobby farm potential. Many possibilities with this acreage.

19. 2017-10-31
    soldstatus $335,000 347-char remark

    Show marketing remark (347 chars)

    Looking to escape town life but yet be close enough for convenience? Then this is it! This 5 acre property has amazing views of the valleys looking towards Rochester. The home's main floor has been completely remodeled, has a beautiful flower garden/patio area, multiple outbuildings for hobby farm potential. Many possibilities with this acreage.

20. 2017-08-10
    listed $339,000 347-char remark

    Show marketing remark (347 chars)

    Looking to escape town life but yet be close enough for convenience? Then this is it! This 5 acre property has amazing views of the valleys looking towards Rochester. The home's main floor has been completely remodeled, has a beautiful flower garden/patio area, multiple outbuildings for hobby farm potential. Many possibilities with this acreage.

21. 2003-03-03
    soldstatus $812,805 137-char remark

    Show marketing remark (137 chars)

    Developers take note: gently rolling terrain close-in and bordered by blacktop roads. Up to 250+/- acres available. See listing # 454863.

22. 2003-02-26
    soldstatus $812,805
23. 2002-12-17
    historical
24. 2002-05-03
    listed $829,500
25. 2001-05-03
    listed $829,500 137-char remark

    Show marketing remark (137 chars)

    Developers take note: gently rolling terrain close-in and bordered by blacktop roads. Up to 250+/- acres available. See listing # 454863.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥100°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: $22,184
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$0
• Taxable income: $18,634
• Est. tax owed @ 24.0%: −$4,472
• After-tax cash flow: $13,053/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: Byron Public School District
• NCES district ID: 2707350
• Math proficiency: 60% ▼ -14.00%
• Reading proficiency: 63% ▼ -13.00%
• Median HH income: $78,267
• Composite: 55.01/100
• National rank: #1296
• State rank: #24 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

• City population: 135,035
• Population (ZIP): 8,747

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Portuguese 16% Romanian 7% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

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: ▼ -70.79%
• Current HPI: 260.7113
• Rent YoY: —
• Metro: —
• 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

-59.6% since first listed

9 events — show timeline

• 2026-05-28 Listed $1 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-31 Sold (MLS) $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-10 Listed $339,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-03 Sold (MLS) $812,805 NORTHSTARMLS as Distributed by MLS Grid
• 2003-02-26 Sold (MLS) $812,805 NORTHSTARMLS as Distributed by MLS Grid
• 2002-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-03 Listed $829,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-03 Listed $829,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2017): $5,586 · +2.3% YoY. Source: county tax records.