114 4th Ave · Nashwauk, MN 55769

$164,900

4 bd · 3.0 ba · 970 sqft · SingleFamily public records · 7 Days on market

Built 1920 3,920 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).

• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-Bedroom Home in Convenient Nashwauk Location This well-maintained 4-bedroom home is conveniently located in Nashwauk and ready for its next owners. The kitchen and dining area feature a charming breakfast nook filled with natural light, creating a warm and inviting space to start your day. The insulated and heated 2+ stall garage offers high ceilings, providing ample room for vehicles, storage, or workshop space. Step outside to enjoy the backyard, complete with a covered deck, a wooden privacy fence, and space for some gardening. Move-in ready and full of character, this home is a must-see. Schedule your showing today!

Key facts

• Breakfast nook
• Insulated garage
• Covered deck

Tags

• BREAKFAST NOOK
• INSULATED GARAGE
• HEATED GARAGE
• COVERED DECK
• WOODEN PRIVACY FENCE
• BACKYARD SPACE

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Frame construction; Metal siding; Asphalt shingle roof
• Exterior features: Deck; Privacy fencing

Interior

• Kitchen: Gas range; Refrigerator
• Heating & cooling: Forced air heating (natural gas); Window air conditioning unit(s)
• Interior features: Gas water heater; Gas range; Refrigerator
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (30.2% below list).
• Recommended offer: $115k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#406 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Nashwauk-Keewatin School District (rural): math 32% / reading 39% proficiency, ranked #253 of 301 in MN (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 28 active listings in the ZIP; 121 units permitted in Itasca County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Itasca County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,166 (30.2% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.9

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-36,295
• Equity at exit: $24,587

10-year hold

• IRR: -17.4%
• Equity multiple: 0.05×
• Total profit: $-44,020
• Equity at exit: $14,258

Cash invested: $46,172 (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 55769

• Home prices YoY: -8.8%
• Active inventory: 28
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-150

Break-even live

Break-even rent $1,341

Max offer price $138,434

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-103	+0% $-150	+5% $-196	+10% $-243
Rent	-10% $-241	-5% $-195	+0% $-150	+5% $-104	+10% $-59
Rate	-1.0pp $-67	-0.5pp $-108	base $-150	+0.5pp $-193	+1.0pp $-236

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $164,900 Active 7 DOM
2. 2026-06-18
   days on market $164,900 Active 6 DOM
3. 2026-06-17
   days on market $164,900 Active 5 DOM
4. 2026-06-16
   days on market $164,900 Active 4 DOM
5. 2026-06-15
   days on market $164,900 Active 3 DOM
6. 2026-06-13
   remarks 639-char remark
7. 2026-06-13
   listed $164,900 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: $1,514 · $126/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$166/yr (+$14/mo · 11.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,820
• − Mortgage interest: −$9,237
• − Property taxes: −$1,514
• − Insurance: −$824
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,797
• Taxable loss: −$4,764
• Est. tax savings @ 24.0%: +$1,143
• After-tax cash flow: $-654/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: Nashwauk-Keewatin School District
• NCES district ID: 2723310
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 39% ▼ -11.00%
• Median HH income: $43,838
• Composite: 30.15/100
• National rank: #6326
• State rank: #253 of 301 in MN

Livability — Nashwauk

• Score: 68/100
• State rank: #406
• US rank: #9467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashwauk, MN
• Population (ZIP): 2,520

Population outlook (Itasca County) Hauer SSP2

• Today (2025): 45,885 people
• By 2030: 45,890 · +0.0%
• By 2040: 45,171 · -1.6%
• By 2050: 43,946 · -4.2%
• By 2075: 40,950 · -10.8%
• By 2100: 34,909 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Portuguese 12% Lithuanian 5% Romanian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Itasca

• 2024 margin: Strong R (+20.2) · D 39.1% · R 59.3% · Other 1.6%
• 2008→2024 swing: -33.1pp toward R · 2008: 12.9pp · 2024: -20.2pp
• All cycles: 2024: R+20.2 2020: R+16.8 2016: R+16.5 2012: D+9.9 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.26%
• Current HPI: 168.6584
• 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

+153.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $164,900 RAOR
• 2001-08-01 Sold (Public Records) $65,000 Public Records

Property tax history

+8.7%/yr

Latest (2026): $1,514 · +44.7% YoY. Source: county tax records.