955 Rush Landing Ct · Rush City, MN 55069

$215,000

2 bd · 1.0 ba · 1,030 sqft · Townhouse public records · 21 Days on market

Built 2003 1,698 sqft lot $275/mo HOA · 12% of rent

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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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.8/10.0
• 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

Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

Key facts

• $275 HOA
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.

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.
• Market conditions: 49 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

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $211,775 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.11% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 7.5

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-21,532
• Equity at exit: $32,057

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,199
• Equity at exit: $18,589

Cash invested: $60,200 (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: 49
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,378 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$90
• HOA: −$275
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $207

Break-even live

Break-even rent $2,116

Max offer price $215,000

Occupancy floor 86%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-04-23
   status Pending
2. 2026-04-19
   price $215,000
3. 2026-04-10
   price $219,000
4. 2026-04-03
   listed $225,000 Active
5. 2026-03-31
   historical $225,000
6. 2023-04-17
   soldstatus $187,000 Sold 396-char remark

   Show marketing remark (396 chars)

   Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

7. 2023-04-17
   soldstatus $187,000

   Show marketing remark (396 chars)

   Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

8. 2023-03-27
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

9. 2023-03-20
   historical Contingent - Inspection 396-char remark

   Show marketing remark (396 chars)

   Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

10. 2023-03-09
    listed $175,000 Active 396-char remark

    Show marketing remark (396 chars)

    Everything on one level. HOA is $175/month. Snow and lawn care are taken care of. Freshly painted by a professional painter, professionally installed new vinyl plank flooring, new hardware, carpets professionally cleaned, home cleaned, and ready to go. new furnace approximately a year ago. maximum of two dogs allowed by HOA rules and regulations. See documents for additional information.

11. 2004-01-15
    soldstatus $129,900 211-char remark

    Show marketing remark (211 chars)

    Brand new side-by-side townhome! Featuring 2 bedrooms, 1 bath, main floor laundry, $1500 appliance allowance, C/A, concrete driveway, 2 car garage, close to I-35 and more! Hurry to pick our your very own colors!

12. 2003-12-15
    historical 211-char remark

    Show marketing remark (211 chars)

    Brand new side-by-side townhome! Featuring 2 bedrooms, 1 bath, main floor laundry, $1500 appliance allowance, C/A, concrete driveway, 2 car garage, close to I-35 and more! Hurry to pick our your very own colors!

13. 2003-08-05
    listed $129,900 211-char remark

    Show marketing remark (211 chars)

    Brand new side-by-side townhome! Featuring 2 bedrooms, 1 bath, main floor laundry, $1500 appliance allowance, C/A, concrete driveway, 2 car garage, close to I-35 and more! Hurry to pick our your very own colors!

14. 2001-10-30
    soldstatus $15,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,283 · $190/mo
• Expected delta: +$125/yr (+$10/mo · 5.8%)

ⓘ 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 ≥97°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: $28,534
• − Mortgage interest: −$12,043
• − Property taxes: −$2,158
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − HOA: −$3,300
• − Depreciation: −$6,255
• Taxable loss: −$863
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $2,686/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

+1333.3% since first listed

14 events — show timeline

• 2026-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Price Changed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $219,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-17 Sold (Public Records) $187,000 Public Records
• 2023-04-17 Sold (MLS) $187,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-09 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-15 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-05 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-30 Sold (Public Records) $15,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $2,158 · +0.4% YoY. Source: county tax records.