25 W 7th St · Rush City, MN 55069

$150,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 4 Days on market

Built 1930 8,973 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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 MLS

Great Starter home. Great location! Some updates are done such as roof, furnace. Upper level can be finished for additional space. Bring offer!! A must see. Priced to sell!

Key facts

• 8,973 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Other structures: Garage(s)

Exterior

• Parking: Detached garage (1 car), approximately 24x13 (312 sq ft); Asphalt parking
• Utilities: City water (connected); City sewer (connected); Natural gas; 100 amp electric service
• Home design: Residential property; One level
• Construction: Frame construction; Block foundation
• Exterior features: Enclosed and side porch; Porch; No fencing; Garage(s) on property; Lot approximately 60x150

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen window
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Three-season enclosed porch; Main floor primary bedroom; Main floor bedroom; Storage space in basement; Unfinished basement with daylight/lookout windows
• Laundry & utility: Washer and dryer; Water softener (owned); Gas water heater; Utility room in lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $65k; list at $150k implies a 131% 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 $150,000

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: 1.42% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.61%
• DSCR: 1.96
• GRM: 5.9

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $23,821
• Equity at exit: $22,365

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $82,618
• Equity at exit: $12,969

Cash invested: $42,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $756

Break-even live

Break-even rent $1,174

Max offer price $150,000

Occupancy floor 60%

Sensitivity live

Price	-10% $841	-5% $799	+0% $756	+5% $714	+10% $671
Rent	-10% $588	-5% $672	+0% $756	+5% $840	+10% $925
Rate	-1.0pp $832	-0.5pp $794	base $756	+0.5pp $717	+1.0pp $678

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-01
   status $150,000 Pending 4 DOM
2. 2026-06-01
   days on market $150,000 Active 4 DOM
3. 2026-05-31
   days on market $150,000 Active 3 DOM
4. 2026-05-31
   days on market $150,000 Active 2 DOM
5. 2026-05-26
   historical $150,000
6. 2026-05-26
   historical
7. 2026-05-20
   listed $150,000
8. 2026-04-07
   soldstatus $65,000
9. 2007-06-15
   soldstatus $82,500
10. 2007-05-25
    soldstatus $82,500 173-char remark

    Show marketing remark (173 chars)

    Great Starter home. Great location! Some updates are done such as roof, furnace. Upper level can be finished for additional space. Bring offer!! A must see. Priced to sell!

11. 2007-05-09
    historical 173-char remark

    Show marketing remark (173 chars)

    Great Starter home. Great location! Some updates are done such as roof, furnace. Upper level can be finished for additional space. Bring offer!! A must see. Priced to sell!

12. 2007-03-06
    listed $82,900 173-char remark

    Show marketing remark (173 chars)

    Great Starter home. Great location! Some updates are done such as roof, furnace. Upper level can be finished for additional space. Bring offer!! A must see. Priced to sell!

13. 1997-01-17
    soldstatus $20,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$370/yr (+$31/mo · 39.4%)

ⓘ 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: $25,574
• − Mortgage interest: −$8,402
• − Property taxes: −$940
• − Insurance: −$750
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$4,364
• Taxable income: $7,027
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $7,388/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

+650.0% since first listed

9 events — show timeline

• 2026-05-26 Coming Soon $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Sold (Public Records) $65,000 Public Records
• 2007-06-15 Sold (Public Records) $82,500 Public Records
• 2007-05-25 Sold (MLS) $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-06 Listed $82,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-01-17 Sold (Public Records) $20,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $940 · -6.9% YoY. Source: county tax records.