14575 Burma Ave W #304 · Rosemount, MN 55068

$139,900

1 bd · 1.0 ba · 685 sqft · Condo public records · 67 Days on market

Built 1988 $430/mo HOA · 28% of rent

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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 +8.8/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this top floor 1bedroom 1bathroom condo located in the Rosemount Plaza Condominiums! With new flooring, fresh paint throughout, a walk-in pantry, dining area, in-unit laundry, a spacious bedroom with an ensuite bathroom, and a generously sized balcony accessible from both the living room and bedroom it is turnkey! The kitchen was upgraded with a brand-new stainless steel refrigerator in 2025. Unit 304 is assigned one underground heated parking space with additional parking available behind the building, and has a dedicated storage closet near the parking space. This condo building welcomes buyers of all ages! The association fees are charged monthly and include heat, water/se

Key facts

• $430 HOA
• Garage
• Built 1988

Property features AI

Finance

• Other: Shared building rooms include business center and guest suite
• HOA & community: Rosemount Plaza Condominium; Common garden; Monthly association fee of $430; HOA fee includes controlled access, hazard insurance, heating, lawn care, grounds maintenance, parking, professional management, shared amenities, snow removal, and water

Exterior

• Parking: Heated underground parking; 1 garage space (garage stall listed as 8)
• Security: Controlled access (included in association services)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Attached residential unit; One story; Main level entry; Accessible elevator installed; Wheelchair ramps
• Construction: Block construction; Flat roof; Block foundation; Built area / above-grade finished area approximately 685 sq ft
• Exterior features: Deck / Balcony; Wood exterior; Panoramic view; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (main level) — 14 x 11
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (ensuite)
• Heating & cooling: Baseboard heating; Hot water heating; Central air conditioning
• Interior features: Hardwood floors; Intercom system; Indoor sprinkler system; All living facilities on one level; Main floor primary bedroom; Main floor bedroom; Main floor laundry; Bathroom ensuite; Main floor full bath; Shared basement access; Basement storage space; Informal dining room
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (14.6% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $119k (14.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.5% in Rosemount — 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 89/100 on livability (#5 in MN, #148 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D, cost of living D.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 403 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 in 5+ unit buildings).
• This rent is only 14% of the median local income ($128k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $119,416 (14.6% 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. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.36×
• Total profit: $-25,080
• Equity at exit: $20,860

10-year hold

• IRR: -3.1%
• Equity multiple: 0.75×
• Total profit: $-9,699
• Equity at exit: $12,096

Cash invested: $39,172 (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 55068

• Home prices YoY: -30.8%
• Rents YoY: 6.0%
• Active inventory: 403
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$58
• HOA: −$430
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-116

Break-even live

Break-even rent $1,661

Max offer price $119,416

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-76	+0% $-116	+5% $-156	+10% $-195
Rent	-10% $-236	-5% $-176	+0% $-116	+5% $-56	+10% $4
Rate	-1.0pp $-46	-0.5pp $-80	base $-116	+0.5pp $-152	+1.0pp $-189

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14589 S Robert Trl Rosemount, MN	2.0	1.0–2.0	823	$1,863	$2.26	0d	13	0.09mi
2800 145th St W Unit 2870-202 Rosemount, MN	1.0	1.0	675	$1,350	$2.00	6d	1	0.16mi
2800 145th St W Unit 2850-109 Rosemount, MN	1.0	1.0	675	$1,365	$2.02	6d	1	0.16mi
2800 145th St W Unit 2820-2820-110 Rosemount, MN	1.0	1.0	675	$1,315	$1.95	25d	1	0.16mi
2800 145th St W Unit 28202820--202 Rosemount, MN	1.0	1.0	675	$1,350	$2.00	25d	1	0.16mi
2800 145th St W Unit 2810-113 Rosemount, MN	1.0	1.0	675	$1,275	$1.89	6d	1	0.16mi
14595 Cimarron Ave W Rosemount, MN	1.0–2.0	1.0	690	$1,200	$1.74	0d	4	0.79mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $139,900 Active 67 DOM
2. 2026-06-18
   days on market $139,900 Active 64 DOM
3. 2026-06-17
   days on market $139,900 Active 63 DOM
4. 2026-06-16
   days on market $139,900 Active 62 DOM
5. 2026-06-15
   days on market $139,900 Active 61 DOM
6. 2026-06-13
   days on market $139,900 Active 59 DOM
7. 2026-06-13
   days on market $139,900 Active 58 DOM
8. 2026-06-09
   days on market $139,900 Active 55 DOM
9. 2026-06-08
   days on market $139,900 Active 54 DOM
10. 2026-06-07
    days on market $139,900 Active 53 DOM
11. 2026-06-04
    days on market $139,900 Active 50 DOM
12. 2026-06-03
    days on market $139,900 Active 49 DOM
13. 2026-06-02
    days on market $139,900 Active 48 DOM
14. 2026-06-01
    days on market $139,900 Active 47 DOM
15. 2026-05-31
    days on market $139,900 Active 46 DOM
16. 2026-04-16
    listed $139,900 Active
17. 2026-04-15
    historical $139,900
18. 2025-07-01
    listed $139,900 Active
19. 2025-06-26
    historical Contingent - Subject to Statutory Rescission
20. 2025-06-19
    listed $139,900 Active
21. 2025-06-17
    historical
22. 2021-10-11
    soldstatus $115,000
23. 2021-09-29
    soldstatus $115,000 Sold
24. 2021-09-07
    status Pending
25. 2021-08-19
    historical Contingent - Subject to Statutory Rescission
26. 2021-08-10
    listed $112,500 Active
27. 1996-11-22
    soldstatus $45,000
28. 1996-11-15
    soldstatus $45,000
29. 1996-11-06
    historical
30. 1996-09-03
    listed $47,900

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,324 · $110/mo
• Expected delta: +$242/yr (+$20/mo · 22.4%)

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,169
• − Mortgage interest: −$7,837
• − Property taxes: −$1,082
• − Insurance: −$700
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − HOA: −$5,160
• − Depreciation: −$4,070
• Taxable loss: −$3,586
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-531/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Rosemount

• Score: 89/100
• State rank: #5
• US rank: #148

Category grades

Amenities D Commute A+ Cost of living D Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemount, MN
• County: Dakota County · 417,704 people
• City population: 33,119
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,119
• Household income: $127,798
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 295.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Asian 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.45%
• Current HPI: 223.9769
• Rent YoY: ▲ 6.02%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+192.1% since first listed

15 events — show timeline

• 2026-04-16 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-01 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-19 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-17 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-11 Sold (Public Records) $115,000 Public Records
• 2021-09-29 Sold (MLS) $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-10 Listed $112,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-11-22 Sold (Public Records) $45,000 Public Records
• 1996-11-15 Sold (MLS) $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-11-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-09-03 Listed $47,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $1,082 · -10.0% YoY. Source: county tax records.