48076 Autumn Ct · Harris, MN 55080

$426,500

4 bd · 2.0 ba · 2,236 sqft · SingleFamily public records · 69 Days on market

Built 2016 2.00 ac lot $191/sqft · 46% below area Est $790k · 46% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

Key facts

• Lush grass yard
• Chicken coop
• 2 acre lot

Tags

• LARGE BROWN TREATED DECK
• NEW HIGH-QUALITY CARPET
• NEWLY FINISHED LOWER LEVEL
• OVERSIZED 3 CAR GARAGE
• LUSH GRASS YARD
• CHICKEN COOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $426k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $426k).
• Recommended offer: $401k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#761 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B+; Watch: schools F, 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: 31 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 $3k of loan paydown is wiped out by about $13k 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 69 days — a 6% lower offer ($401k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $363k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $400,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.04% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $790,348
• List price: $426,500
• Delta: -46.04%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-21,826
• Equity at exit: $63,593

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $41,728
• Equity at exit: $36,876

Cash invested: $119,420 (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 55080

• Home prices YoY: -5.9%
• Active inventory: 31
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,421 medium
• Mortgage (P&I): −$2,237
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $743

Break-even live

Break-even rent $3,480

Max offer price $426,500

Occupancy floor 78%

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: $106,625
• Closing costs: $12,795
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-02
   statusdays on market $426,500 Pending 69 DOM
2. 2026-06-01
   days on market $426,500 Contingent - Inspection 68 DOM
3. 2026-05-31
   days on market $426,500 Contingent - Inspection 67 DOM
4. 2026-05-31
   days on market $426,500 Contingent - Inspection 66 DOM
5. 2026-05-01
   status Active 1176-char remark

   Show marketing remark (1176 chars)

   Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

6. 2026-04-26
   historical 1176-char remark

   Show marketing remark (1176 chars)

   Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

7. 2026-04-03
   price $426,500 1176-char remark

   Show marketing remark (1176 chars)

   Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

8. 2026-03-21
   listed $436,500 Active 1176-char remark

   Show marketing remark (1176 chars)

   Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

9. 2026-03-21
   historical

   Show marketing remark (1176 chars)

   Welcome home to country living with peace & quiet, watch the sun rise over Goose Lake, here you will discover a property that has been meticulously maintained & $40K+ in recent improvements which include new high-quality carpet & extra high-quality pad throughout, large brown treated deck with stairs to the yard, side-by-side refrigerator, range, interior paint, newly finished lower level, & the asphalt driveway, high desired 3 bedrooms on one level & a room in the lower level that could easily become the 4th bedroom (if needed), extra large closets make for great storage, extra large window facing west, south, & east make for cozy mornings & sunlight days, garage is oversized 3 car at 24x36, insulated, & heated with propane furnace...perfect for work space or enjoy the partial outdoors with family & friends, yard has lush grass & level making it an awesome opportunity to enjoy how it is, add an outbuilding, swimming pool, or whatever you can envision, easy access to shopping & major roads, the chicken coop can either stay or go with the owners, ask about C/D options, come see this one as soon as you can!

10. 2026-03-04
    status Active
11. 2025-10-21
    status Active
12. 2025-09-13
    listed $436,500 Active
13. 2025-09-07
    historical
14. 2024-06-26
    soldstatus $363,000 Sold
15. 2024-06-26
    soldstatus $363,500
16. 2024-06-06
    status Pending
17. 2024-05-17
    listed $380,000 Active
18. 2023-01-31
    soldstatus $342,000 Sold
19. 2023-01-31
    soldstatus $342,000
20. 2022-12-09
    status Pending
21. 2022-12-04
    historical Contingent - Inspection
22. 2022-12-02
    listed $339,900 Active
23. 2016-11-11
    soldstatus $14,999

ⓘ 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: $4,016 · $335/mo
• Projected year-2 tax: $4,396 · $366/mo
• Expected delta: +$380/yr (+$32/mo · 9.5%)

ⓘ 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 4/10 Moderate
• 🌡 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: $53,047
• − Mortgage interest: −$23,891
• − Property taxes: −$4,016
• − Insurance: −$2,132
• − Repairs & maintenance: −$4,244
• − Management: −$4,244
• − Depreciation: −$12,407
• Taxable income: $2,113
• Est. tax owed @ 24.0%: −$507
• After-tax cash flow: $8,412/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 — Harris

• Score: 60/100
• State rank: #761
• US rank: #18834

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,353
• Population (ZIP): 3,281

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 9% Romanian 8% Scottish 3%
• Foreign-born: 1% · South Korea

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: ▼ -21.23%
• Current HPI: 336.3158
• 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

+2743.5% since first listed

19 events — show timeline

• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Price Changed $426,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Listed $436,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-13 Listed $436,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-07 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-26 Sold (Public Records) $363,500 Public Records
• 2024-06-26 Sold (MLS) $363,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-17 Listed $380,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-31 Sold (Public Records) $342,000 Public Records
• 2023-01-31 Sold (MLS) $342,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-02 Listed $339,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-11 Sold (Public Records) $14,999 Public Records

Property tax history

+18.2%/yr

Latest (2025): $4,016 · -7.3% YoY. Source: county tax records.