4617 14th Ave NW · Rochester, MN 55901

$200,000

2 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 2 Days on market

Built 1980 3,223 sqft lot $175/sqft · 10% below area Est $295k · 32% 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 +7.7/30.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Hard to find in this price range, this move-in ready 3 bed / 2 bath home is loaded with updates, and NO association fees! You'll love the open floor plan with 2 bedrooms up and 1 down, all served by remodeled full bathrooms. Many recent updates including newer kitchen appliances, updated windows, fresh paint, and refinished hardwood floors that flow through most of the home. With an active rental certificate, this great home offers turn-key investment potential. Schedule your showing before it's gone!

Key facts

• 3,223 sq ft lot
• Built 1980
• Listed 2 days

Property features AI

Finance

• Financial info: Rental license: Standard (rental license active)

Exterior

• Parking: Shared driveway
• Utilities: City water; City sewer; Natural gas; Electric with circuit breakers
• Home design: Attached residential property; One story
• Construction: Asphalt roof; Poured concrete foundation; Built area split between above- and below-grade finished space
• Exterior features: Vinyl exterior; Partial fencing; Deck

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Freezer
• Bedrooms: 3 bedrooms (two on main level, one in lower level)
• Bathrooms: One full bathroom on the main level; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with sump pump; Water softener (owned); Stainless steel appliances
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (30.6% below list).
• Recommended offer: $139k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Gage Elementary (math 24% / reading 32%, grade F, #702 of 857 statewide, top 82%, 581 students, 63% 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 average 49% FRL vs 31% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.2%/yr); 507 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).
• This rent is only 18% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $138,846 (30.6% 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. 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: 0.69% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 12.0

CMA / ARV

• ARV (median comp): $295,028
• List price: $200,000
• Delta: -32.21%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.5%
• Equity multiple: 0.14×
• Total profit: $-48,171
• Equity at exit: $29,821

10-year hold

• IRR: -24.5%
• Equity multiple: -0.17×
• Total profit: $-65,404
• Equity at exit: $17,292

Cash invested: $56,000 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-229

Break-even live

Break-even rent $1,679

Max offer price $159,469

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-173	+0% $-229	+5% $-286	+10% $-343
Rent	-10% $-339	-5% $-284	+0% $-229	+5% $-175	+10% $-120
Rate	-1.0pp $-129	-0.5pp $-179	base $-229	+0.5pp $-281	+1.0pp $-334

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1737 48th St NW Rochester, MN	2.0	1.0	920	$1,418	$1.54	15d	3	0.23mi
4214 13th Ave NW Rochester, MN	2.0	1.5	906	$1,500	$1.66	22d	1	0.29mi
931 41st St NW Unit 102 Rochester, MN	3.0	2.0	1008	$1,270	$1.26	45d	1	0.39mi
931 41st St NW Unit 105 Rochester, MN	2.0	1.0	1008	$1,120	$1.11	45d	1	0.39mi
931 41st St NW Apt 101 Rochester, MN	3.0	2.0	1152	$1,345	$1.17	22d	1	0.39mi
931 41st St NW Unit 106 Rochester, MN	3.0	2.0	1152	$1,195	$1.04	45d	1	0.39mi
931 41st St NW Unit 104 Rochester, MN	2.0	2.0	1008	$1,195	$1.19	45d	1	0.39mi
931 41st St NW Apt 207 Rochester, MN	3.0	2.0	1372	$1,395	$1.02	22d	1	0.39mi
931 41st St NW Unit 103 Rochester, MN	1.0	1.0	750	$995	$1.33	22d	1	0.39mi
937 41st St NW Rochester, MN	1.0–3.0	1.0–2.0	1045	$1,320	$1.26	15d	40	0.43mi
911 41st St NW Unit 213 Rochester, MN	3.0	2.0	1336	$1,695	$1.27	45d	1	0.48mi
911 41st St NW Unit 103 Rochester, MN	1.0	1.0	718	$1,145	$1.59	22d	1	0.48mi
911 41st St NW Unit 214 Rochester, MN	3.0	2.0	1148	$1,595	$1.39	45d	1	0.48mi
911 41st St NW Unit 104 Rochester, MN	2.0	2.0	998	$1,345	$1.35	45d	1	0.48mi
911 41st St NW Unit 105 Rochester, MN	2.0	1.0	988	$1,295	$1.31	45d	1	0.48mi
2015 41st St NW Rochester, MN	1.0–3.0	1.0–2.0	955	$1,198	$1.25	22d	10	0.55mi
3906 18th Ave NW Rochester, MN	2.0	1.0	765	$950	$1.24	15d	1	0.56mi
2607 55th St NW Unit A2607-B Rochester, MN	2.0	1.0	784	$1,200	$1.53	45d	1	1.09mi
1991 29th Pl NW #206 Rochester, MN	2.0	1.5	1200	$1,600	$1.33	45d	1	1.17mi
1460 26th St NW Rochester, MN	3.0	2.0	1100	$1,895	$1.72	22d	1	1.38mi
3345 41st St NW Rochester, MN	2.0	1.0–2.0	760	$1,915	$2.52	15d	8	1.49mi

Listing history 6 events

1. 2026-05-09
   status Pending 506-char remark
2. 2026-05-07
   listed $200,000 Active 506-char remark
3. 2000-02-24
   soldstatus $64,747
4. 1991-08-01
   soldstatus $38,200
5. 1989-09-01
   soldstatus $40,300
6. 1985-05-01
   soldstatus $40,500

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 ≥99°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: $16,662
• − Mortgage interest: −$11,203
• − Property taxes: −$2,330
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,818
• Taxable loss: −$6,356
• Est. tax savings @ 24.0%: +$1,525
• After-tax cash flow: $-1,228/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

+430.9% since first listed

7 events — show timeline

• 2026-06-09 Sold (MLS) $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-02-24 Sold (Public Records) $64,747 Public Records
• 1991-08-01 Sold (Public Records) $38,200 Public Records
• 1989-09-01 Sold (Public Records) $40,300 Public Records
• 1985-05-01 Sold (Public Records) $40,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,330 · +18.0% YoY. Source: county tax records.