1736 19th Ave SE · Rochester, MN 55904

$298,000

5 bd · 3.0 ba · 1,152 sqft · SingleFamily public records · 1 Days on market

Built 1981 8,276 sqft lot

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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 +7.4/30.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

Key facts

• 8,276 sq ft lot
• Built 1981

Property features AI

Exterior

• Utilities: City water; City sewer; Natural gas
• Home design: Residential property; Two-story home; Block foundation
• Construction: Block foundation; Vinyl siding
• Exterior features: Vinyl exterior; Lot approximately 0.19 acres (71 x 130)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Finished, full walkout basement; Two levels

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (37.0% below list).
• Recommended offer: $188k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Longfellow 45-15 Districtwide Elem (math 57% / reading 57%, grade C+, #265 of 857 statewide, top 35%, 340 students, 46% FRL); Mayo Senior High (math 42% / reading 65%, grade C-, #104 of 471 statewide, top 22%, 1,862 students, 31% FRL).
• Market conditions: Rents rising (+2.1%/yr); 149 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y 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 $110k; list at $298k implies a 171% gain — meaningful room to come down on a strong offer.

Recommended offer $187,865 (37.0% 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. 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: 0.63% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 13.2

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: -26.7%
• Equity multiple: 0.11×
• Total profit: $-74,581
• Equity at exit: $44,433

10-year hold

• IRR: -27.2%
• Equity multiple: -0.24×
• Total profit: $-103,668
• Equity at exit: $25,766

Cash invested: $83,440 (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: 149
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,563
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-385

Break-even live

Break-even rent $2,366

Max offer price $229,998

Occupancy floor —

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: $74,500
• Closing costs: $8,940
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
897 16th Ave SE Rochester, MN	4.0	1.5	1200	$1,395	$1.16	13d	1	0.97mi
826 21st Ave SE Rochester, MN	4.0	2.0	1250	$1,508	$1.21	13d	11	1.13mi
832 21st Ave SE Unit 21 Rochester, MN	4.0	2.0	1240	$1,495	$1.21	43d	1	1.17mi

Listing history 24 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   listed $298,000 Active
3. 2026-03-06
   historical $2,000
4. 2025-12-11
   price $2,000
5. 2025-11-18
   listed $2,300
6. 2019-06-14
   soldstatus $110,000
7. 2018-12-10
   historical
8. 2018-12-09
   historical 140-char remark

   Show marketing remark (140 chars)

   A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

9. 2011-02-03
   soldstatus $28,000 140-char remark

   Show marketing remark (140 chars)

   A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

10. 2011-02-03
    soldstatus $28,000

    Show marketing remark (140 chars)

    A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

11. 2011-01-25
    historical
12. 2010-10-01
    listed $32,900 140-char remark

    Show marketing remark (140 chars)

    A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

13. 2010-10-01
    listed $37,900

    Show marketing remark (140 chars)

    A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

14. 2010-10-01
    listed $32,900

    Show marketing remark (140 chars)

    A 5 bedroom 3 bath split in need of rehab that feautres 5 bedrooms, deck, fenced yard, and a second kitchen and laundry area in lower level.

15. 2008-06-11
    listed $45,900
16. 2008-06-11
    listed $45,900
17. 2006-09-05
    soldstatus $103,000
18. 2006-08-30
    soldstatus $103,000
19. 2006-08-10
    historical
20. 2005-11-04
    historical
21. 2005-11-03
    listed $105,000
22. 2005-10-17
    listed $125,000
23. 1999-03-03
    soldstatus $72,000
24. 1981-06-01
    soldstatus $12,200

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,762 · $230/mo
• Expected delta: +$576/yr (+$48/mo · 26.3%)

ⓘ 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: $22,544
• − Mortgage interest: −$16,693
• − Property taxes: −$2,186
• − Insurance: −$1,490
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$8,669
• Taxable loss: −$10,101
• Est. tax savings @ 24.0%: +$2,424
• After-tax cash flow: $-2,195/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

+2342.6% since first listed

24 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $298,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Rental Removed $2,000 APPFOLIO
• 2025-12-11 Price Changed $2,000 APPFOLIO
• 2025-11-18 Listed for Rent $2,300 APPFOLIO
• 2019-06-14 Sold (Public Records) $110,000 Public Records
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-03 Sold (MLS) $28,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-03 Sold (MLS) $28,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-01 Listed $32,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-01 Listed $37,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-01 Listed $32,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-11 Listed $45,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-11 Listed $45,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-05 Sold (Public Records) $103,000 Public Records
• 2006-08-30 Sold (MLS) $103,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-03 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-17 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-03-03 Sold (Public Records) $72,000 Public Records
• 1981-06-01 Sold (Public Records) $12,200 Public Records

Property tax history

+17.1%/yr

Latest (2025): $2,186 · +10.2% YoY. Source: county tax records.