550 W 4th St · Rush City, MN 55069

$203,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 4 Days on market

Built 1962 7,535 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.3/10.0

Listing remarks MLS

-Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

Key facts

• 7,535 sq ft lot
• Garage
• Built 1962

Property features AI

Exterior

• Parking: Detached or attached 1-car garage
• Utilities: City water; City sewer; Natural gas
• Home design: Residential property; One story; Main-level entry
• Construction: Block foundation; Block basement
• Exterior features: Wood exterior; Patio; Lot roughly 150x50x150x50 (0.173 acre)

Interior

• Kitchen: Kitchen (10x10)
• Bedrooms: Two bedrooms on the main level (13x9; 11x9)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air-conditioning units
• Interior features: Main-level living room and dining room; Basement with block foundation; Kitchen window; Patio
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $203k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).

Location & tenants

• Location reads 69/100 on livability (#355 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Rush City Public School District (rural): math 37% / reading 47% proficiency, ranked #195 of 301 in MN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: C.E. Jacobson Elementary (math 39% / reading 51%, grade D-, #532 of 857 statewide, top 62%, 493 students, 42% FRL); Rush City Secondary (math 32% / reading 42%, grade F, #282 of 471 statewide, top 63%, 419 students, 37% FRL).
• Market conditions: 50 active listings in the ZIP; 362 units permitted in Chisago County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $203,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,406
• Equity at exit: $30,268

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $22,025
• Equity at exit: $17,552

Cash invested: $56,840 (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 55069

• Home prices YoY: -1.7%
• Active inventory: 50
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,065
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $369

Break-even live

Break-even rent $1,686

Max offer price $203,000

Occupancy floor 78%

Sensitivity live

Price	-10% $484	-5% $426	+0% $369	+5% $312	+10% $254
Rent	-10% $199	-5% $284	+0% $369	+5% $454	+10% $539
Rate	-1.0pp $471	-0.5pp $421	base $369	+0.5pp $316	+1.0pp $263

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-01
   status $203,000 Pending 4 DOM
2. 2026-06-01
   days on market $203,000 Active 4 DOM
3. 2026-05-31
   days on market $203,000 Active 3 DOM
4. 2026-05-31
   days on market $203,000 Active 2 DOM
5. 2026-05-29
   listed $203,000 Active
6. 2026-05-27
   historical $203,000
7. 2026-05-26
   historical
8. 2026-04-21
   listed $203,000
9. 2022-01-07
   soldstatus $189,000 Sold 277-char remark

   Show marketing remark (277 chars)

   -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

10. 2022-01-07
    soldstatus $189,000

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

11. 2021-12-18
    status Pending 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

12. 2021-12-02
    historical Contingent - Inspection 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

13. 2021-11-27
    status Active 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

14. 2021-11-09
    status Pending 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

15. 2021-10-25
    historical Contingent - Inspection 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

16. 2021-10-22
    listed $185,000 Active 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

17. 2021-10-19
    historical $185,000 277-char remark

    Show marketing remark (277 chars)

    -Back on the market- Welcome to this updated modern home in the heart of town. The kids can play in the back yard, or walk to the school playground. New roof, paint, and flooring throughout. There is also plenty of unfinished space downstairs for the next family to add equity.

18. 2018-11-15
    soldstatus $133,400 Sold 329-char remark

    Show marketing remark (329 chars)

    Very Well Maintained Home. 2 Bedrooms, both with hardwood floors. New water heater in 2015. Detached Garage. Back Patio is 13s13. Very clean home. The perfect starter home or retirement home. Move in ready. Walking distance to the community pool, park, schools, and downtown. Basement is very clean and has good storage space.

19. 2018-11-15
    soldstatus $133,400

    Show marketing remark (329 chars)

    Very Well Maintained Home. 2 Bedrooms, both with hardwood floors. New water heater in 2015. Detached Garage. Back Patio is 13s13. Very clean home. The perfect starter home or retirement home. Move in ready. Walking distance to the community pool, park, schools, and downtown. Basement is very clean and has good storage space.

20. 2018-09-30
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Very Well Maintained Home. 2 Bedrooms, both with hardwood floors. New water heater in 2015. Detached Garage. Back Patio is 13s13. Very clean home. The perfect starter home or retirement home. Move in ready. Walking distance to the community pool, park, schools, and downtown. Basement is very clean and has good storage space.

21. 2018-09-29
    historical Contingent - Inspection 329-char remark

    Show marketing remark (329 chars)

    Very Well Maintained Home. 2 Bedrooms, both with hardwood floors. New water heater in 2015. Detached Garage. Back Patio is 13s13. Very clean home. The perfect starter home or retirement home. Move in ready. Walking distance to the community pool, park, schools, and downtown. Basement is very clean and has good storage space.

22. 2018-09-27
    listed $129,900 Active 329-char remark

    Show marketing remark (329 chars)

    Very Well Maintained Home. 2 Bedrooms, both with hardwood floors. New water heater in 2015. Detached Garage. Back Patio is 13s13. Very clean home. The perfect starter home or retirement home. Move in ready. Walking distance to the community pool, park, schools, and downtown. Basement is very clean and has good storage space.

23. 2004-09-20
    soldstatus $45,000

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,236 · $186/mo
• Expected delta: +$38/yr (+$3/mo · 1.7%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,842
• − Mortgage interest: −$11,371
• − Property taxes: −$2,198
• − Insurance: −$1,015
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,905
• Taxable income: $1,218
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $4,135/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: Rush City Public School District
• NCES district ID: 2732550
• Math proficiency: 37% ▼ -26.00%
• Reading proficiency: 47% ▼ -20.00%
• Median HH income: $60,045
• Composite: 37.08/100
• National rank: #4499
• State rank: #195 of 301 in MN

Livability — Rush City

• Score: 69/100
• State rank: #355
• US rank: #8328

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rush City, MN
• Population (ZIP): 5,936

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 3% Asian 2% Native American 1%
• Common ancestry: Portuguese 10% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.49%
• Current HPI: 428.9296
• Rent YoY: —
• Metro: —
• 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

+351.1% since first listed

19 events — show timeline

• 2026-05-29 Listed $203,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Coming Soon $203,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Listed $203,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-07 Sold (Public Records) $189,000 Public Records
• 2022-01-07 Sold (MLS) $189,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-22 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-19 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-15 Sold (Public Records) $133,400 Public Records
• 2018-11-15 Sold (MLS) $133,400 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-27 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-20 Sold (Public Records) $45,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,198 · +18.2% YoY. Source: county tax records.