805 12th Ave NE · Rochester, MN 55906

$279,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 10 Days on market

Built 1951 5,662 sqft lot $216/sqft · 26% above area Est $364k · 23% 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 +5.6/30.0
• Rent growth +4.8/5.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom home on quiet very low traffic street. Bedrooms and hallway are hardwood, living room is nice and comfortable with carpet. Sliding doors from dining area go out onto a great deck and into a nicely fenced backyard. The many updates, will not allow this great home to be on the market for very long.

Key facts

• 5,662 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached or attached 1-car garage with concrete driveway
• Utilities: City water (connected); City sewer (connected); Circuit breaker electrical service; Natural gas
• Home design: Residential property; One and one-half stories; Block foundation
• Construction: Block foundation; Vinyl exterior
• Exterior features: Vinyl exterior; Rear or attached deck

Interior

• Kitchen: Kitchen with window
• Bedrooms: Three bedrooms (one upper, two main); Main-level and lower-level living spaces including a lower-level family room
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas fuel
• Interior features: Main floor primary bedroom; Deck; Kitchen window
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (44.0% below list).
• Recommended offer: $156k (44.0% below list) — sets the bar for 1% rule.

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: Jefferson Elementary (math 61% / reading 70%, grade B+, #123 of 857 statewide, top 15%, 525 students, 36% FRL); Kellogg Middle (math 42% / reading 53%, grade C-, #93 of 258 statewide, top 37%, 856 students, 43% FRL); Century Senior High (math 37% / reading 67%, grade D+, #111 of 471 statewide, top 26%, 1,698 students, 31% FRL).
• Market conditions: Rents rising fast (+9.2%/yr); 222 active listings in the ZIP; 17 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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.
• Current owner paid $185k; list at $279k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,257 (44.0% 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 1951 — 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: 0.56% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 14.9

CMA / ARV

• ARV (median comp): $364,446
• List price: $279,000
• Delta: -23.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -27.4%
• Equity multiple: 0.05×
• Total profit: $-74,323
• Equity at exit: $41,600

10-year hold

• IRR: -14.1%
• Equity multiple: 0.04×
• Total profit: $-75,374
• Equity at exit: $24,123

Cash invested: $78,120 (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 55906

• Home prices YoY: -33.0%
• Rents YoY: 9.2%
• Active inventory: 222
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$241 /mo · $2,894/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-586

Break-even live

Break-even rent $2,304

Max offer price $175,464

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-507	+0% $-586	+5% $-665	+10% $-744
Rent	-10% $-710	-5% $-648	+0% $-586	+5% $-524	+10% $-463
Rate	-1.0pp $-446	-0.5pp $-515	base $-586	+0.5pp $-658	+1.0pp $-732

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 15th Ave NE Rochester, MN	2.0	2.0	1344	$1,550	$1.15	23d	1	0.44mi
28 7th St NE Rochester, MN	2.0	1.0–2.0	789	$2,750	$3.49	23d	18	0.69mi
449 E Center St Rochester, MN	1.0–3.0	1.0–2.0	1165	$3,795	$3.26	15d	40	0.70mi
123 11th Ave SE Unit 2 Rochester, MN	2.0	1.0	1150	$950	$0.83	23d	1	0.71mi
401 Broadway Ave N Rochester, MN	2.0	1.0–2.0	799	$1,977	$2.47	15d	22	0.84mi
400 1st Ave NW Rochester, MN	1.0–2.0	1.0–2.0	819	$1,510	$1.84	15d	7	0.85mi
220 Broadway Ave S #911 Rochester, MN	2.0	2.0	1078	$1,750	$1.62	45d	1	1.05mi
619 2nd St NW Unit 2 Rochester, MN	3.0	1.5	1435	$1,575	$1.10	15d	1	1.27mi
2111 Wheelock Dr NE Rochester, MN	2.0–3.0	2.0	1135	$1,700	$1.50	15d	3	1.28mi
207 5th Ave SW Rochester, MN	3.0	2.0	1500	$2,100	$1.40	45d	1	1.33mi
897 16th Ave SE Rochester, MN	4.0	1.5	1200	$1,395	$1.16	15d	1	1.36mi
1902 8 1/2 St SE Unit Andover 1902-D Rochester, MN	3.0	2.0	1100	$1,250	$1.14	45d	1	1.39mi
826 21st Ave SE Rochester, MN	4.0	2.0	1250	$1,508	$1.21	15d	11	1.41mi
705 1st Ave SW Rochester, MN	3.0	1.0–2.5	1135	$3,875	$3.41	15d	91	1.42mi
832 21st Ave SE Unit 21 Rochester, MN	4.0	2.0	1240	$1,495	$1.21	45d	1	1.42mi
2016 8 1/2 St SE Unit Andover 2016-A Rochester, MN	3.0	2.0	1100	$1,250	$1.14	45d	1	1.42mi
970 11th Ave NW Rochester, MN	1.0–3.0	1.0–2.0	952	$1,734	$1.82	15d	6	1.49mi

Listing history 17 events

1. 2026-05-14
   status Pending 593-char remark
2. 2026-05-12
   price $279,000 593-char remark
3. 2026-05-04
   listed $284,900 Active 593-char remark
4. 2019-05-17
   soldstatus $185,400 Sold 317-char remark

   Show marketing remark (317 chars)

   Beautiful 3 bedroom home on quiet very low traffic street. Bedrooms and hallway are hardwood, living room is nice and comfortable with carpet. Sliding doors from dining area go out onto a great deck and into a nicely fenced backyard. The many updates, will not allow this great home to be on the market for very long.

5. 2019-05-17
   soldstatus $185,400

   Show marketing remark (317 chars)

   Beautiful 3 bedroom home on quiet very low traffic street. Bedrooms and hallway are hardwood, living room is nice and comfortable with carpet. Sliding doors from dining area go out onto a great deck and into a nicely fenced backyard. The many updates, will not allow this great home to be on the market for very long.

6. 2019-03-29
   historical 317-char remark

   Show marketing remark (317 chars)

   Beautiful 3 bedroom home on quiet very low traffic street. Bedrooms and hallway are hardwood, living room is nice and comfortable with carpet. Sliding doors from dining area go out onto a great deck and into a nicely fenced backyard. The many updates, will not allow this great home to be on the market for very long.

7. 2019-03-27
   listed $180,000 317-char remark

   Show marketing remark (317 chars)

   Beautiful 3 bedroom home on quiet very low traffic street. Bedrooms and hallway are hardwood, living room is nice and comfortable with carpet. Sliding doors from dining area go out onto a great deck and into a nicely fenced backyard. The many updates, will not allow this great home to be on the market for very long.

8. 2018-12-09
   historical

   Show marketing remark (390 chars)

   Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

9. 2008-06-09
   soldstatus $134,900
10. 2008-05-30
    soldstatus $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

11. 2008-05-30
    soldstatus $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

12. 2008-05-30
    soldstatus $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

13. 2008-04-24
    historical
14. 2008-01-29
    listed $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

15. 2008-01-29
    listed $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

16. 2008-01-29
    listed $134,900

    Show marketing remark (390 chars)

    Exceptional home in great condition, loaded with charm and character, and located on a dead-end street close to Silver Lake and Quarry Hill. Arched doorways, some hardwood floors, updated oak kitchen, gorgeous bathroom, new carpet upstairs and in basement, small office, dynamite family room with new gas fireplace and stone surround. Beautifully landscaped yard, fenced, sprinkler in back.

17. 1998-05-11
    soldstatus $82,900

ⓘ 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: $2,894 · $241/mo
• Projected year-2 tax: $3,009 · $251/mo
• Expected delta: +$115/yr (+$10/mo · 4.0%)

ⓘ 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: $18,751
• − Mortgage interest: −$15,628
• − Property taxes: −$2,894
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$8,116
• Taxable loss: −$12,283
• Est. tax savings @ 24.0%: +$2,948
• After-tax cash flow: $-4,085/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): 20,437
• Household income: $93,685
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 438.0

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 (75%)
• Race & ethnicity: White 75% Asian 8% Black 6% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Portuguese 14% Romanian 3% Italian 2%
• Foreign-born: 11% · China, Canada
• Languages at home: 86% English-only · Spanish 3% Chinese 3% Other Asian/Pacific 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: ▼ -124.46%
• Current HPI: 252.9003
• Rent YoY: ▲ 9.18%
• 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

+236.6% since first listed

17 events — show timeline

• 2026-05-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $279,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-17 Sold (Public Records) $185,400 Public Records
• 2019-05-17 Sold (MLS) $185,400 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-27 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-09 Sold (Public Records) $134,900 Public Records
• 2008-05-30 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-30 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-30 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-29 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-29 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-29 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-05-11 Sold (Public Records) $82,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,894 · +9.5% YoY. Source: county tax records.