308 Marshall St · Oslo, MN 56744

$90,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 18 Days on market

Built 1925 10,500 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 +23.5/30.0
• Appreciation +8.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Motivated Seller! Affordable fixer-upper in small town Oslo with a few improvements already done such as new siding, new furnace with central air capability, and a new water heater. This property offers a great chance to move in quickly and build equity at an affordable price. Schedule a showing today!

Key facts

• New furnace
• New siding
• New water heater

Tags

• NEW SIDING
• NEW FURNACE
• CENTRAL AIR CAPABILITY
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Propane utility
• Home design: Single family residence; One and one-half stories
• Construction: Above-grade finished area listed
• Exterior features: Deck; Lot approximately 10,500 sq ft (75 x 190)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Has cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#343 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Warren-Alvarado-Oslo School District (rural): math 47% / reading 53% proficiency, ranked #118 of 301 in MN (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 9 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Marshall County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $90k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
4. 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.
5. 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.
6. 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: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.44×
• Total profit: $36,213
• Equity at exit: $56,066

10-year hold

• IRR: 20.8%
• Equity multiple: 4.90×
• Total profit: $98,219
• Equity at exit: $101,235

Cash invested: $25,200 (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 56744

• Home prices YoY: 4.8%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $168

Break-even live

Break-even rent $726

Max offer price $90,000

Occupancy floor 77%

Sensitivity live

Price	-10% $219	-5% $194	+0% $168	+5% $143	+10% $117
Rent	-10% $94	-5% $131	+0% $168	+5% $205	+10% $243
Rate	-1.0pp $214	-0.5pp $191	base $168	+0.5pp $145	+1.0pp $121

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $90,000 Active 18 DOM
2. 2026-06-18
   days on market $90,000 Active 17 DOM
3. 2026-06-17
   days on market $90,000 Active 16 DOM
4. 2026-06-16
   days on market $90,000 Active 15 DOM
5. 2026-06-15
   days on market $90,000 Active 14 DOM
6. 2026-06-14
   days on market $90,000 Active 12 DOM
7. 2026-06-13
   days on market $90,000 Active 11 DOM
8. 2026-06-10
   days on market $90,000 Active 9 DOM
9. 2026-06-09
   days on market $90,000 Active 8 DOM
10. 2026-06-08
    days on market $90,000 Active 7 DOM
11. 2026-06-07
    days on market $90,000 Active 6 DOM
12. 2026-06-05
    days on market $90,000 Active 3 DOM
13. 2026-06-03
    days on market $90,000 Active 2 DOM
14. 2026-06-02
    remarks 303-char remark
15. 2026-06-02
    listed $90,000 Active 1 DOM

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$118/yr (+$10/mo · 15.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,274
• − Mortgage interest: −$5,041
• − Property taxes: −$772
• − Insurance: −$450
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,618
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $1,879/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: Warren-Alvarado-Oslo School District
• NCES district ID: 2700024
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $54,189
• Composite: 43.17/100
• National rank: #3069
• State rank: #118 of 301 in MN

Livability — Oslo

• Score: 70/100
• State rank: #343
• US rank: #7964

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oslo, MN
• Population (ZIP): 572

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 9,191 people
• By 2030: 9,078 · -1.2%
• By 2040: 8,815 · -4.1%
• By 2050: 8,464 · -7.9%
• By 2075: 8,156 · -11.3%
• By 2100: 7,171 · -22.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 19% Two or more races 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 39% Romanian 11% Lithuanian 6%
• Foreign-born: 3% · Canada
• Languages at home: 86% English-only · Spanish 13% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+51.7) · D 23.4% · R 75.1% · Other 1.4%
• 2008→2024 swing: -52.2pp toward R · 2008: 0.6pp · 2024: -51.7pp
• All cycles: 2024: R+51.7 2020: R+47.5 2016: R+41.4 2012: R+12.1 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.91%
• Current HPI: 129.4915
• 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

+400.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $90,000 GFAAR
• 2025-05-12 Sold (Public Records) $15,000 Public Records
• 2004-09-29 Sold (Public Records) $6,500 Public Records
• 2004-02-13 Sold (Public Records) $18,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $772 · -0.8% YoY. Source: county tax records.