606 W Main St · Marshall, MN 56258

$160,000

4 bd · 2.0 ba · 1,333 sqft · SingleFamily · 208 Days on market

Built 1920 8,058 sqft lot

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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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 606 W Main Street in Marshall! If you’ve been looking for a home with character and modern updates, this one has it all. This home has been refreshed throughout while still keeping its charm. Step into the enclosed front porch — perfect for morning coffee — and then into an open living, dining, and kitchen space with updated vinyl plank flooring and clean white trim that really brightens everything up. The main level is set up for easy living with a primary bedroom and with a new private 3/4 bath, plus the seller added main-level laundry for extra convenience. Head upstairs and you’ll find three more bedrooms along with an updated 3/4 bath, giving everyone plenty of room and flexibility. The basement is wide open and great for storage. This home also features several important updates, including newer windows, furnace, and central AC, along with low-maintenance vinyl siding. A two-car garage rounds out the property. Located right in downtown Marshall, you’re close to shopping, restaurants, and everything the community has to offer. This home is move-in ready and waiting for its next owner to enjoy!

Key facts

• Main level laundry
• Newer windows
• Updated 3/4 bath

Tags

• ENCLOSED FRONT PORCH
• UPDATED VINYL PLANK FLOORING
• MAIN LEVEL LAUNDRY
• UPDATED 3/4 BATH
• WIDE OPEN BASEMENT
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (0.7% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.2% in Marshall — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#47 in MN, #1,265 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment C-, commute F.
• Marshall Public School District (town): math 46% / reading 48% proficiency, ranked #163 of 301 in MN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 212 active listings in the ZIP; 91 units permitted in Lyon County in 2024 (72 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.
• Lyon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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 $124k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.4

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,100
• Equity at exit: $23,857

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $11,482
• Equity at exit: $13,834

Cash invested: $44,800 (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 56258

• Home prices YoY: -33.1%
• Active inventory: 212
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $249

Break-even live

Break-even rent $1,274

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   days on market $160,000 Active 208 DOM
2. 2026-06-16
   days on market $160,000 Active 207 DOM
3. 2026-06-15
   days on market $160,000 Active 206 DOM
4. 2026-06-14
   days on market $160,000 Active 204 DOM
5. 2026-06-12
   days on market $160,000 Active 203 DOM
6. 2026-06-09
   days on market $160,000 Active 200 DOM
7. 2026-06-08
   days on market $160,000 Active 199 DOM
8. 2026-06-07
   days on market $160,000 Active 198 DOM
9. 2026-06-07
   days on market $160,000 Active 197 DOM
10. 2026-06-04
    days on market $160,000 Active 194 DOM
11. 2026-06-02
    days on market $160,000 Active 193 DOM
12. 2026-06-01
    days on market $160,000 Active 192 DOM
13. 2026-05-31
    days on market $160,000 Active 191 DOM
14. 2026-05-31
    days on market $160,000 Active 190 DOM
15. 2025-11-21
    listed $160,000 Active 1160-char remark

    Show marketing remark (1160 chars)

    Welcome to 606 W Main Street in Marshall! If you’ve been looking for a home with character and modern updates, this one has it all. This home has been refreshed throughout while still keeping its charm. Step into the enclosed front porch — perfect for morning coffee — and then into an open living, dining, and kitchen space with updated vinyl plank flooring and clean white trim that really brightens everything up. The main level is set up for easy living with a primary bedroom and with a new private 3/4 bath, plus the seller added main-level laundry for extra convenience. Head upstairs and you’ll find three more bedrooms along with an updated 3/4 bath, giving everyone plenty of room and flexibility. The basement is wide open and great for storage. This home also features several important updates, including newer windows, furnace, and central AC, along with low-maintenance vinyl siding. A two-car garage rounds out the property. Located right in downtown Marshall, you’re close to shopping, restaurants, and everything the community has to offer. This home is move-in ready and waiting for its next owner to enjoy!

16. 2023-09-15
    soldstatus $124,000 Sold 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

17. 2023-09-15
    soldstatus $124,000

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

18. 2023-08-09
    status Pending 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

19. 2023-08-09
    status Active 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

20. 2022-08-08
    price $114,900 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

21. 2022-07-01
    listed $122,500 Active 106-char remark

    Show marketing remark (106 chars)

    Great opportunity to buy a nice looking home in a central location for a good price and make it your own.

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$292/yr (+$24/mo · 24.2%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,070
• − Mortgage interest: −$8,962
• − Property taxes: −$1,208
• − Insurance: −$800
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,655
• Taxable income: $394
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,894/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: Marshall Public School District
• NCES district ID: 2718940
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 48% ▼ -11.00%
• Median HH income: $47,798
• Composite: 40.09/100
• National rank: #3807
• State rank: #163 of 301 in MN

Livability — Marshall

• Score: 82/100
• State rank: #47
• US rank: #1265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, MN
• County: Lyon County · 15,888 people
• City population: 15,888
• Metro: Marshall, MN
• Population (ZIP): 15,888
• Household income: $72,731
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 483.0

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 25,369 people
• By 2030: 24,890 · -1.9%
• By 2040: 23,599 · -7.0%
• By 2050: 22,383 · -11.8%
• By 2075: 20,076 · -20.9%
• By 2100: 18,901 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 7% Asian 6% Black 4% Two or more races 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 14% English 6% Lithuanian 6%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 88% English-only · Spanish 6% Other Asian/Pacific 4% Other Indo-European 1%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+31.8) · D 33.1% · R 64.9% · Other 2.0%
• 2008→2024 swing: -30.2pp toward R · 2008: -1.6pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+25.9 2016: R+28.3 2012: R+9.2 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.90%
• Current HPI: 177.471
• Rent YoY: —
• Metro: Marshall, MN
• 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

+30.6% since first listed

7 events — show timeline

• 2025-11-21 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-15 Sold (Public Records) $124,000 Public Records
• 2023-09-15 Sold (MLS) $124,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-08 Price Changed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-01 Listed $122,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2026): $1,208 · -20.4% YoY. Source: county tax records.