5219 56th Ave NW · Rochester, MN 55901

$358,000

4 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 39 Days on market

Built 2001 9,278 sqft lot $195/sqft · 9% below area Est $397k · 10% 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 +11.9/15.0
• Cash flow +9.6/30.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 4-bedroom, 2-bathroom split-level home located just blocks from Gibbs Elementary and close to scenic trails and Wedgewood Park. This home features vaulted ceilings, hardwood floors, and a modern kitchen with stainless steel appliances. Enjoy two spacious living rooms and a versatile lower-level rec area—perfect for work or play. The fully fenced backyard includes a large deck and playset, ideal for entertaining and family fun. A move-in-ready home offering space, style, and a prime location!

Key facts

• 9,278 sq ft lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Lot roughly 0.213 acres (approx. dimensions 100 x 91.48)

Exterior

• Parking: Attached garage and additional parking lot; 2-car garage (approximately 20x20)
• Utilities: City water (connected); City sewer (connected; sewer in street); Electric service with circuit breakers; Fuel: Electric and natural gas
• Home design: Residential split entry (bi-level); Two levels (above and below grade finished areas); City street frontage; Publicly maintained road
• Construction: Block construction; Asphalt roof (age 8 years or less); Other foundation (foundation dimensions approximately 31x30)
• Exterior features: Deck (main level); Vinyl exterior; Full chain-link fence

Interior

• Kitchen: Kitchen with center island; Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (includes bedrooms on upper, main and lower levels; one labeled 'Bedroom 4')
• Bathrooms: 2 full bathrooms (one on main floor, one in full basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Breakfast area; Water softener (owned)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (24.5% below list).
• Recommended offer: $270k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% 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: Gibbs Elementary (math 57% / reading 61%, grade B-, #247 of 857 statewide, top 29%, 730 students, 36% 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).
• Market conditions: Rents rising (+2.2%/yr); 507 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).
• This rent runs 34% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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

• It's been on market 39 days — a 3% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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.

Recommended offer $270,464 (24.5% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 11.0

CMA / ARV

• ARV (median comp): $396,610
• List price: $358,000
• Delta: -9.74%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.0%
• Equity multiple: 0.25×
• Total profit: $-75,512
• Equity at exit: $53,379

10-year hold

• IRR: -17.9%
• Equity multiple: 0.06×
• Total profit: $-94,427
• Equity at exit: $30,953

Cash invested: $100,240 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$1,877
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-240

Break-even live

Break-even rent $3,008

Max offer price $315,651

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-138	+0% $-240	+5% $-341	+10% $-442
Rent	-10% $-453	-5% $-347	+0% $-240	+5% $-133	+10% $-26
Rate	-1.0pp $-59	-0.5pp $-149	base $-240	+0.5pp $-332	+1.0pp $-427

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: $89,500
• Closing costs: $10,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6251 Fairway Dr NW Rochester, MN	4.0	2.0	2212	$2,525	$1.14	45d	1	1.39mi
3955 Superior Dr NW Rochester, MN	3.0	1.0–2.0	918	$3,699	$4.03	15d	141	1.39mi

Listing history 45 events

1. 2026-06-21
   days on market $358,000 Active 39 DOM
2. 2026-06-19
   days on market $358,000 Active 37 DOM
3. 2026-06-18
   days on market $358,000 Active 36 DOM
4. 2026-06-17
   days on market $358,000 Active 35 DOM
5. 2026-06-16
   days on market $358,000 Active 34 DOM
6. 2026-06-15
   days on market $358,000 Active 33 DOM
7. 2026-06-14
   days on market $358,000 Active 31 DOM
8. 2026-06-13
   days on market $358,000 Active 30 DOM
9. 2026-06-10
   days on market $358,000 Active 28 DOM
10. 2026-06-09
    days on market $358,000 Active 27 DOM
11. 2026-06-08
    days on market $358,000 Active 26 DOM
12. 2026-06-07
    days on market $358,000 Active 25 DOM
13. 2026-06-05
    days on market $358,000 Active 22 DOM
14. 2026-06-03
    days on market $358,000 Active 21 DOM
15. 2026-06-02
    days on market $358,000 Active 20 DOM
16. 2026-06-01
    days on market $358,000 Active 19 DOM
17. 2026-05-31
    days on market $358,000 Active 18 DOM
18. 2026-05-30
    days on market $358,000 Active 17 DOM
19. 2026-05-14
    listed $358,000 Active 525-char remark
20. 2026-05-08
    historical $358,000 525-char remark
21. 2025-10-13
    historical
22. 2025-06-12
    listed $358,000 Active
23. 2025-06-05
    historical
24. 2025-04-28
    historical
25. 2025-01-10
    listed $358,000 Active
26. 2025-01-07
    historical
27. 2024-07-01
    soldstatus $355,000
28. 2024-06-28
    soldstatus $355,000 Sold
29. 2024-04-04
    status Pending
30. 2024-03-26
    historical Contingent - Inspection
31. 2024-03-17
    listed $355,000 Active
32. 2024-03-07
    historical $355,000
33. 2019-06-14
    soldstatus $252,000 Sold
34. 2019-06-14
    soldstatus $252,000
35. 2019-03-21
    historical
36. 2019-03-20
    listed $249,900
37. 2018-12-11
    historical
38. 2015-06-19
    soldstatus $184,900
39. 2015-06-19
    soldstatus $184,900
40. 2015-02-27
    listed $184,900
41. 2010-06-04
    soldstatus $178,250
42. 2010-05-28
    soldstatus $178,250
43. 2010-04-24
    historical
44. 2010-04-01
    listed $175,000
45. 2001-05-25
    soldstatus $125,000

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $4,198 · $350/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: $32,456
• − Mortgage interest: −$20,054
• − Property taxes: −$4,198
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$10,415
• Taxable loss: −$9,193
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-670/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

+186.4% since first listed

27 events — show timeline

• 2026-05-14 Listed $358,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Coming Soon $358,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-12 Listed $358,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-05 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-10 Listed $358,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-07 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-01 Sold (Public Records) $355,000 Public Records
• 2024-06-28 Sold (MLS) $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-17 Listed $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-07 Coming Soon $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-14 Sold (Public Records) $252,000 Public Records
• 2019-06-14 Sold (MLS) $252,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-20 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-19 Sold (Public Records) $184,900 Public Records
• 2015-06-19 Sold (MLS) $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-27 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-04 Sold (Public Records) $178,250 Public Records
• 2010-05-28 Sold (MLS) $178,250 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-01 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-25 Sold (Public Records) $125,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,198 · +10.0% YoY. Source: county tax records.