700 W Main St · Marshall, MN 56258

$110,000

4 bd · 2.0 ba · 1,869 sqft · SingleFamily · 235 Days on market

Built 1900 0.27 ac lot $59/sqft · 38% below area Est $176k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Step inside this spacious two-story home and discover 4 generously sized bedrooms and 2 full baths, this property offers flexible space for living or investment opportunities. The beautifully preserved wood stairway adding warmth and character. The upper level includes a second kitchen offering added convenience for guests or potential rental income. Storage shed included.

Key facts

• Second kitchen
• Storage shed
• Wood stairway

Tags

• WOOD STAIRWAY
• SECOND KITCHEN
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 213 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1900 — 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: 1.47% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $176,306
• List price: $110,000
• Delta: -37.61%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 1.60×
• Total profit: $18,571
• Equity at exit: $16,401

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $63,010
• Equity at exit: $9,511

Cash invested: $30,800 (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: 213
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $572

Break-even live

Break-even rent $892

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $634	-5% $603	+0% $572	+5% $540	+10% $509
Rent	-10% $444	-5% $508	+0% $572	+5% $635	+10% $699
Rate	-1.0pp $627	-0.5pp $600	base $572	+0.5pp $543	+1.0pp $514

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-16
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Step inside this spacious two-story home and discover 4 generously sized bedrooms and 2 full baths, this property offers flexible space for living or investment opportunities. The beautifully preserved wood stairway adding warmth and character. The upper level includes a second kitchen offering added convenience for guests or potential rental income. Storage shed included.

2. 2026-03-31
   price $110,000 375-char remark

   Show marketing remark (375 chars)

   Step inside this spacious two-story home and discover 4 generously sized bedrooms and 2 full baths, this property offers flexible space for living or investment opportunities. The beautifully preserved wood stairway adding warmth and character. The upper level includes a second kitchen offering added convenience for guests or potential rental income. Storage shed included.

3. 2026-02-27
   price $115,000 375-char remark

   Show marketing remark (375 chars)

   Step inside this spacious two-story home and discover 4 generously sized bedrooms and 2 full baths, this property offers flexible space for living or investment opportunities. The beautifully preserved wood stairway adding warmth and character. The upper level includes a second kitchen offering added convenience for guests or potential rental income. Storage shed included.

4. 2025-09-20
   listed $120,000 Active 375-char remark

   Show marketing remark (375 chars)

   Step inside this spacious two-story home and discover 4 generously sized bedrooms and 2 full baths, this property offers flexible space for living or investment opportunities. The beautifully preserved wood stairway adding warmth and character. The upper level includes a second kitchen offering added convenience for guests or potential rental income. Storage shed included.

5. 2019-08-09
   historical
6. 2019-02-02
   historical
7. 2018-08-09
   listed $90,000 Active
8. 2009-12-22
   soldstatus $38,000
9. 2009-12-22
   soldstatus $38,000
10. 2009-11-11
    listed $46,000
11. 2009-11-11
    listed $46,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,108 · $92/mo
• Expected delta: +$124/yr (+$10/mo · 12.6%)

ⓘ 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 · 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: $19,387
• − Mortgage interest: −$6,162
• − Property taxes: −$984
• − Insurance: −$550
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$3,200
• Taxable income: $5,389
• Est. tax owed @ 24.0%: −$1,293
• After-tax cash flow: $5,566/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

+139.1% since first listed

11 events — show timeline

• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-27 Price Changed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-20 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-09 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-22 Sold (MLS) $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-22 Sold (MLS) $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-11 Listed $46,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-11 Listed $46,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2026): $984 · +7.7% YoY. Source: county tax records.