495 W 1st St

Duplex · 2 units: 2 bed / 1.5 bath ×2 unit split estimated · 1,823 sq ft

35 photos

Photos, via Realtor.com.

Asking price: $339,900
Monthly cash flow: −$182
Estimated rent: $2,900/mo
Break-even price: $305,614

Adjust the numbers See the full breakdown

From the listing

Investment Opportunity Meets Small-Town Charm! Have you ever dreamed of owning a home that can help pay its own bills? Here's your opportunity to turn that dream into reality where investment meets the quaint small town of Rush City! Welcome to a charming property in the heart of Rush City offering built-in income potential, room to build equity, and plenty of creative space to make it your own. The main home is an adorable 1.5-story residence built in 1948 with the breezeway addition in 1954, and the apartment addition in 1982. It features 2 bedrooms and 1 bathroom, with the potential for convenient main-floor living. The inviting open layout provides a blank canvas for your vision, making it easy to bring your ideas and personal style to life. Several updates have been completed, including 13 new windows and fresh interior paint, giving you a great head start on making it your own. Even better, the existing attached apartment tenant provides rental income to offset your loan payment and allows for extra income to complete more updates. Location adds even more appeal! Situated in the heart of Rush City, you'll be within walking distance of downtown, the city water park, the renowned Rush City Bakery, and local Rush City schools/sporting events. Enjoy the easy freeway access for commuting to/from work and surrounding communities. Whether you're looking for an investment property, a home with income potential, this one should be on your list of homes to see! Please enjoy the Matterport so you can view every detail you desire!

Description from Realtor.com, MLS #7152024. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is really a small house with an attached 1982 apartment, priced at $339,900. Our numbers show about -$182/month at the ask with 20% down and a 5.74% cap rate, and break-even is near $305,600, so it only works after a price cut. The listing gives no rent, lease terms or tenant details, so the income is unproven. Taxes and unit count are unverified because the county parcel didn't match. Photos show dated but clean interiors. Ask for the rent roll and confirm the apartment is a legal, separately metered unit before a showing.

Things to consider

Cash flow is negative at the ask At -$182/month and a 5.74% cap rate, the deal needs a lower price or real rents above our estimate.
Apartment income is unproven Without a stated rent or lease, you can't tell if the apartment offsets the loan. Our estimate is $1,450 mid.
Unit count and taxes unverified No county parcel match means the unit count, tax bill and legal status are unknown.
Main house needs cosmetic updates Dated kitchen and bath mean budget before you can raise rent or sell for more.From photo 4
Addition age and systems A 1954 breezeway and 1982 apartment may have mixed heating, electrical and insulation.Listing says: “the breezeway addition in 1954, and the apartment addition in 1982”

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Condition and repairs

done13 new windowsListing says: 13 new windows and fresh interior paint
doneFresh interior paintListing says: 13 new windows and fresh interior paint

AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $339,900
Cash to close: $78,177
Price per unit: $169,950
GRM: 9.8

Each month

Cash flow: −$182/mo
Cash-on-cash: −2.8%
Cap rate: 5.7%
DSCR: 0.90×

Break-even

Price that breaks even: $305,614
Rent that breaks even: $3,134/mo

Long run

Year 30: property vs stocks: $1.23M vs $631K
Cash flow turns positive: year 5

Monthly

Monthly breakdown

Rent	$2,900
Vacancy (6%)	−$174
Collected	$2,726
Property tax Listing	−$217
Insurance Estimate	−$188
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$232
Capital reserve (8% of rent)	−$232
Net operating income	$1,627
Mortgage (principal + interest)	−$1,809
Cash flow	−$182
Principal paid down (equity, not cash)	$230

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

If you buy this building$1,232,657

Your equity when you sell: $775,525
Rental profits, invested at 7%: $457,132

Same money in stocks$631,226

Cash to close, invested at 7%: $595,103
Monthly shortfalls, invested: $36,123

The building comes out $601,431 ahead after 30 years.

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.23M, stocks $631K. The property wins.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.

2 bed / 1.5 bath estimate $1,450/mo · range $1,050–$1,850

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
735 W 10th St, Rush City 55069 off market	$809	2 / 1	700	0.7 mi	2026-06-11	82%
6717 Old Sawmill Rd, Apt 101, Harris 55032 off market	$1,071	2 / 1	700	6.9 mi	2026-01-08	72%
105 N Eliot Ave, Rush City 55069	$1,000	1 / 1	550	0.2 mi	2025-01-03	71%
112 7th Ave SE, Unit 3A, Pine City 55063 off market	$2,095	3 / 1.5	1,200	9.2 mi	2024-12-19	68%
735 W 10th St, Apt 206, Rush City 55069 off market	$929	2 / 1	700	0.7 mi	2026-04-23	68%
133 Birch St N, Cambridge 55008	$1,395	2 / 1	900	14.8 mi	2022-03-11	67%
141 Birch St N, Cambridge 55008 off market	$1,395	2 / 1	900	14.8 mi	2022-03-11	66%
38516 Oakview Cir, North Branch 55056	$1,525	3 / 1.5	1,260	12.6 mi	2026-01-23	64%
112 Main St S, Unit 3, Braham 55006 off market	$1,400	2 / 1	1,500	10.1 mi	2025-04-10	64%
2200 4th Ln SE, Cambridge 55008	$1,995	2 / 2	1,695	13.8 mi	2022-10-19	63%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

highNo rent, lease or tenant details given for the apartment Listing says: the existing attached apartment tenant provides rental income to offset your loan payment · AI review
mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 495 1ST ST W
mediumApartment was added in 1982; legality, permits and separate utilities are unknown Listing says: the apartment addition in 1982 · AI review
mediumPrice is above the break-even our model supports Based on: data: underwriting.break_even_price · AI review
lowRadiator heat in the main house suggests an older boiler system; condition not shown Based on: photo 1 · AI review

Opportunities

Main house is dated, so there is room to add value with updates Based on: photo 4 · AI review
No rent cap, so rents can follow the market Based on: data: underwriting.rent_rule · AI review
Walkable location near downtown and freeway access Listing says: within walking distance of downtown, the city water park · AI review

Questions for the agent

What does the apartment tenant pay, and is there a lease or is it month-to-month?
Is the apartment a legal, permitted unit, and does Rush City require a rental license?
Are heat, electric and water separately metered for the two units?
What are the property taxes, and is the seller's bill homestead?
What is the age of the boiler, roof and electrical panel?
Is the 'potential main-floor living' layout a real second bedroom downstairs or upstairs only?

Bottom line

A dated house with an attached apartment and no rent data; at $339,900 it loses money, so only worth a look at a lower price. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$2,609
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,256
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. base rate	8% / 8%

Price history Realtor.com

On the market since 2026-10-02 (3 days).

Date	Event	Price
2026-10-02	Listed	$339,900

From the listing Listing

Listed as	duplex other
Property tax, 2026	$2,609
County	Chisago
Parcel number	170003000

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Rush City on rental licensing before you buy.