4739 14th Ave NW · Rochester, MN 55901

$469,900

8 bd · 4.0 ba · 1,792 sqft · MultiFamily public records · 3 Days on market

Built 1983 9,147 sqft lot

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Why this score? — see what drove the C 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.6/5.0
• Schools +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully occupied 4-Plex in a great NW residential location. Four larger 2 bedroom units. Tenants pay heat / electric. Shingles, windows, siding all replaced in 2019.

Key facts

• 9,147 sq ft lot
• 4 parking spots
• Built 1983

Tags

• SHINGLES REPLACED IN 2019
• WINDOWS REPLACED IN 2019
• SIDING REPLACED IN 2019

Property features AI

Finance

• Other: Standard rental license in place
• Financial info: 4 total units; Gross income: $41,766; Net operating income: $25,272; Owner pays water, sewer and trash collection; Tenant pays electricity and heat; Annual fuel expense: $359; Annual water/sewer expense: $1,500; Annual trash expense: $1,288; Annual electric expense: $1,259; Annual insurance expense: $5,734; Other annual expenses: $1,550
• HOA & community: Coin-op laundry owned (association amenity)

Exterior

• Parking: Parking lot; Assigned parking spaces per unit (1 per unit)
• Utilities: City water connected; City sewer connected; Natural gas; 150 amp electric service
• Home design: Residential income property; Two levels; Above-grade finished area: 3,584 square feet; Main level finished area: 1,792 square feet
• Construction: Frame construction; Built/roof age 8 years or less; Slab foundation
• Exterior features: Vinyl exterior; Corner lot

Interior

• Kitchen: Each unit includes a range, refrigerator, microwave and dishwasher
• Bedrooms: 8 bedrooms total across the property (unit breakdowns include 2-bed units)
• Bathrooms: Full bathrooms in each unit (each unit has 1 full bath)
• Heating & cooling: Hot water heating; Wall-mounted cooling units in individual units
• Interior features: Common area laundry; No basement; Hot water heating
• Laundry & utility: Coin-operated laundry owned (building amenity); Common area laundry

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $470k.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive. Per door: $223/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $470k).
• Cap rate 8.6% 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: 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; solid renter incomes; 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).
• At $5,132/mo this rent would consume 65% of the median local household income ($95k/yr) (locally 1651% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $339k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $469,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 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: 1.09% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-23,416
• Equity at exit: $70,064

10-year hold

• IRR: 3.9%
• Equity multiple: 1.27×
• Total profit: $36,030
• Equity at exit: $40,628

Cash invested: $131,572 (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: 30.5×

Monthly cashflow live

• Estimated rent: $5,132 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$501 /mo · $6,010/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,078
• Net cashflow: $893

Break-even live

Break-even rent $4,001

Max offer price $469,900

Occupancy floor 78%

Sensitivity live

Price	-10% $1,159	-5% $1,026	+0% $893	+5% $760	+10% $627
Rent	-10% $488	-5% $691	+0% $893	+5% $1,096	+10% $1,299
Rate	-1.0pp $1,130	-0.5pp $1,013	base $893	+0.5pp $772	+1.0pp $648

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,132
Total (4 units)			$5,132

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   status $469,900 Pending 3 DOM
2. 2026-06-19
   days on market $469,900 Active 3 DOM
3. 2026-06-18
   days on market $469,900 Active 2 DOM
4. 2026-06-16
   remarks 164-char remark
5. 2026-06-16
   listed $469,900 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: $6,010 · $501/mo
• Projected year-2 tax: $6,010 · $501/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: $61,584
• − Mortgage interest: −$26,322
• − Property taxes: −$6,010
• − Insurance: −$2,350
• − Repairs & maintenance: −$4,927
• − Management: −$4,927
• − Depreciation: −$13,670
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $9,910/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

+1077.7% since first listed

9 events — show timeline

• 2026-06-16 Listed $469,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-26 Sold (Public Records) $339,000 Public Records
• 2007-03-30 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-30 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-03 Sold (Public Records) $100,000 Public Records
• 1995-12-01 Sold (Public Records) $100,000 Public Records
• 1994-03-01 Sold (Public Records) $167,500 Public Records
• 1982-12-01 Sold (Public Records) $14,000 Public Records
• 1982-10-01 Sold (Public Records) $39,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $6,010 · +16.5% YoY. Source: county tax records.