914 16 1/4 St SE · Rochester, MN 55904

$319,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 18 Days on market

Built 1970 7,840 sqft lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.2/30.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled story-and-a-half home in Southeast Rochester that offers the perfect blend of comfort, space, and convenience. From the moment you walk in, you'll notice the thoughtful updates that make this home truly move-in ready. Featuring 4 bedrooms and 3 bathrooms including a full bath on the main level, a 3/4 bath in the basement, and a convenient 1/2 bath upstairs, this home offers flexibility and functionality for everyday living. The spacious primary bedroom features newer carpet and a new egress window, creating a bright and comfortable retreat. The kitchen is equipped with stainless steel appliances and flows seamlessly into the main living areas, making it

Key facts

• New egress window
• Newer carpet
• 1/2 bath upstairs

Tags

• FULL BATH ON THE MAIN LEVEL
• 3/4 BATH IN THE BASEMENT
• 1/2 BATH UPSTAIRS
• NEWER CARPET
• NEW EGRESS WINDOW
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: 2-car garage; 24 x 24 garage with concrete floor, floor drain and garage door opener
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers, fuses and 150 Amp service
• Home design: Residential property; One and one-half stories; Irregular lot dimensions
• Construction: Block and frame construction; Asphalt roof (over 8 years old); Brick/mortar foundation
• Exterior features: Vinyl exterior; Patio; Chain link fencing; Medium tree coverage on lot; City street frontage; public maintained road

Interior

• Kitchen: Refrigerator; Freezer; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Upper-level bedrooms present; Main-level bedroom(s) present
• Bathrooms: Main floor full bath; Primary 3/4 bath; Basement 3/4 bath; Upper-level half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with egress window(s); Water softener (rented); Stainless steel kitchen appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-722 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (40.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (45.5% below list).
• Recommended offer: $174k (45.5% 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: Mayo Senior High (math 42% / reading 65%, grade C-, #104 of 471 statewide, top 22%, 1,862 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 151 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 18 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $319k implies a 299% gain — meaningful room to come down on a strong offer.

Recommended offer $173,712 (45.5% 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 1970 — 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: 0.54% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.70%
• DSCR: 0.57
• GRM: 15.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.1% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.11×
• Total profit: $-99,285
• Equity at exit: $47,564

10-year hold

• IRR: -50.6%
• Equity multiple: -0.70×
• Total profit: $-152,130
• Equity at exit: $27,581

Cash invested: $89,320 (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 55904

• Rents YoY: 2.1%
• Active inventory: 151
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$289 /mo · $3,464/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-722

Break-even live

Break-even rent $2,651

Max offer price $191,433

Occupancy floor —

Sensitivity live

Price	-10% $-542	-5% $-632	+0% $-722	+5% $-812	+10% $-903
Rent	-10% $-859	-5% $-791	+0% $-722	+5% $-654	+10% $-585
Rate	-1.0pp $-561	-0.5pp $-641	base $-722	+0.5pp $-805	+1.0pp $-889

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1505 Marion Rd SE Rochester, MN	1.0–3.0	1.0–2.0	864	$1,630	$1.89	14d	1	0.64mi
1508 2nd Ave SW Rochester, MN	2.0	2.0	1600	$1,995	$1.25	44d	1	0.87mi
897 16th Ave SE Rochester, MN	4.0	1.5	1200	$1,395	$1.16	14d	1	1.09mi
1902 8 1/2 St SE Unit Andover 1902-D Rochester, MN	3.0	2.0	1100	$1,250	$1.14	44d	1	1.30mi
2016 8 1/2 St SE Unit Andover 2016-A Rochester, MN	3.0	2.0	1100	$1,250	$1.14	44d	1	1.31mi
826 21st Ave SE Rochester, MN	4.0	2.0	1250	$1,508	$1.21	14d	11	1.42mi
705 1st Ave SW Rochester, MN	3.0	1.0–2.5	1135	$3,875	$3.41	14d	91	1.45mi
832 21st Ave SE Unit 21 Rochester, MN	4.0	2.0	1240	$1,495	$1.21	44d	1	1.48mi

Listing history 14 events

1. 2026-06-21
   days on market $319,000 Active 18 DOM
2. 2026-06-19
   days on market $319,000 Active 16 DOM
3. 2026-06-18
   days on market $319,000 Active 15 DOM
4. 2026-06-17
   days on market $319,000 Active 14 DOM
5. 2026-06-16
   days on market $319,000 Active 13 DOM
6. 2026-06-15
   days on market $319,000 Active 12 DOM
7. 2026-06-14
   days on market $319,000 Active 10 DOM
8. 2026-06-13
   days on market $319,000 Active 9 DOM
9. 2026-06-10
   days on market $319,000 Active 7 DOM
10. 2026-06-09
    days on market $319,000 Active 6 DOM
11. 2026-06-08
    days on market $319,000 Active 5 DOM
12. 2026-06-07
    days on market $319,000 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $319,000 Active 1 DOM

ⓘ 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: $3,464 · $289/mo
• Projected year-2 tax: $3,518 · $293/mo
• Expected delta: +$54/yr (+$5/mo · 1.6%)

ⓘ 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: $20,845
• − Mortgage interest: −$17,869
• − Property taxes: −$3,464
• − Insurance: −$1,595
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$9,280
• Taxable loss: −$14,698
• Est. tax savings @ 24.0%: +$3,527
• After-tax cash flow: $-5,138/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): 29,639
• Household income: $77,016
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 864.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 11% Lithuanian 2% Italian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 5% 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: ▼ -161.04%
• Current HPI: 267.168
• Rent YoY: ▲ 2.10%
• 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

+298.8% since first listed

2 events — show timeline

• 2026-06-03 Listed $319,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-01 Sold (Public Records) $80,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,464 · +6.7% YoY. Source: county tax records.