760 S Bremer Ave · Rush City, MN 55069

$229,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 12 Days on market

Built 1930 3,789 sqft lot

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Why this score? — see what drove the B- 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Affordable and Adorable Single-Family home in the heart of Rush City! Nicley rehabbed with updated kitchen, flooring and fresh paint throughout. 3 BR's upstairs with updated full bath. Modern White kitchen with new SS appliances & stylish counter tops. Brand-new high-end carpet, main floor laundry and 1/2 bath. Nice breezeway from the garage to home. oversized 1 car, great for added storage.

Key facts

• Updated kitchen
• 3,789 sq ft lot
• Garage

Tags

• UPDATED KITCHEN
• CONVENIENT MAIN FLOOR LAUNDRY

Property features AI

Finance

• Other: Above-grade finished living area noted as 1,404 (unit details provided); Main level finished area approx. 960

Exterior

• Parking: Attached garage (1 car) with dimensions approx. 18 x 20
• Utilities: City water (in street); City sewer, connected; Natural gas; Electric service with circuit breakers
• Home design: Residential property; Two levels; Entry facing information not provided
• Construction: Block foundation; Foundation dimensions approx. 40 x 24; Foundation area listed as 960
• Exterior features: Vinyl exterior; Corner lot; Lot dimensions approximately 50 x 76

Interior

• Kitchen: Range; Refrigerator; Microwave; Dishwasher; Kitchen approx. 11 x 15
• Bedrooms: Three bedrooms (two upper-level bedrooms); Bedroom dimensions include 15 x 13, 8.5 x 14, and 8 x 12
• Bathrooms: One full bathroom on the upper level; Half bath on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area; Rehabbed
• Laundry & utility: Main-level laundry (approx. 8 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).

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: 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 $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $230k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,900

Questions for the listing agent

1. Built in 1930 — 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: 1.25% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 6.7

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $14,104
• Equity at exit: $34,279

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $78,317
• Equity at exit: $19,878

Cash invested: $64,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,873 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$161 /mo · $1,932/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $807

Break-even live

Break-even rent $1,851

Max offer price $229,900

Occupancy floor 67%

Sensitivity live

Price	-10% $937	-5% $872	+0% $807	+5% $742	+10% $677
Rent	-10% $580	-5% $693	+0% $807	+5% $920	+10% $1,034
Rate	-1.0pp $923	-0.5pp $865	base $807	+0.5pp $747	+1.0pp $687

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   historical Contingent - Inspection
3. 2026-03-22
   listed $229,900 Active
4. 2026-01-26
   soldstatus $100,000
5. 2025-09-26
   soldstatus $150,000

ⓘ 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: $1,932 · $161/mo
• Projected year-2 tax: $2,253 · $188/mo
• Expected delta: +$321/yr (+$27/mo · 16.6%)

ⓘ 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: $34,470
• − Mortgage interest: −$12,878
• − Property taxes: −$1,932
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,758
• − Management: −$2,758
• − Depreciation: −$6,688
• Taxable income: $6,308
• Est. tax owed @ 24.0%: −$1,514
• After-tax cash flow: $8,169/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

+53.3% since first listed

5 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-22 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Sold (Public Records) $100,000 Public Records
• 2025-09-26 Sold (Public Records) $150,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,932 · -1.1% YoY. Source: county tax records.