207 7th St NE · Staples, MN 56479

$114,900

2 bd · 2.0 ba · 907 sqft · SingleFamily public records · 23 Days on market

Built 1908 6,882 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman's Special. Much of the remodeling has already been completed. The charm and character of this turn of the century home remains. 2 bedroom with 3rd possible., 1 1/2 bath home offers large rooms and hardwood floors throughout. Two large upper level bedrooms, both feature walk-in closets. Most of the radiators have been replaced recently. Put you designer hat on, this is your opportunity to design your home. Detached garage.

Key facts

• 6,882 sq ft lot
• 2 garage spots
• Built 1908

Property features AI

Finance

• Other: Additional structures: garage(s)

Exterior

• Parking: Detached or attached garage space for 2 cars (garage dimensions approx. 25x22)
• Utilities: City water available in street; City sewer available in street; Natural gas fuel; Electric with circuit breakers
• Home design: Residential property; One-and-one-half story; Main entry on the main level; City street frontage (publicly maintained)
• Construction: Block and frame construction; Asphalt roof; Block foundation (foundation dimensions approx. 27x38 irr); Built area above grade finished: 1,454 total living area
• Exterior features: Vinyl exterior; Deck; Porch; Wood fencing; Light tree coverage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen window
• Bedrooms: 2 bedrooms (both on the upper level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level); Half bathroom on the main level
• Heating & cooling: Boiler heating; No central air
• Interior features: Hardwood floors; Kitchen window; Informal dining room; Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.6% in Staples — 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 65/100 on livability (#539 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools D, amenities F.
• Staples-Motley School District (rural): math 37% / reading 39% proficiency, ranked #238 of 301 in MN (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; 167 units permitted in Todd County in 2024 (78 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Todd County population projected at -28% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $35k; list at $115k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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 D-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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.5

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,784
• Equity at exit: $17,132

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $27,701
• Equity at exit: $9,934

Cash invested: $32,172 (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 56479

• Home prices YoY: -6.1%
• Active inventory: 50
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $321

Break-even live

Break-even rent $873

Max offer price $114,900

Occupancy floor 70%

Sensitivity live

Price	-10% $386	-5% $354	+0% $321	+5% $289	+10% $256
Rent	-10% $220	-5% $271	+0% $321	+5% $372	+10% $422
Rate	-1.0pp $379	-0.5pp $350	base $321	+0.5pp $291	+1.0pp $261

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-03
   status $114,900 Pending 23 DOM
2. 2026-06-02
   days on market $114,900 Active 23 DOM
3. 2026-06-01
   days on market $114,900 Active 22 DOM
4. 2026-05-31
   days on market $114,900 Active 21 DOM
5. 2026-05-31
   days on market $114,900 Active 20 DOM
6. 2026-05-10
   listed $114,900 Active 632-char remark
7. 2026-05-07
   historical $114,900 632-char remark
8. 2019-11-15
   soldstatus $35,000 Sold 434-char remark

   Show marketing remark (434 chars)

   Handyman's Special. Much of the remodeling has already been completed. The charm and character of this turn of the century home remains. 2 bedroom with 3rd possible., 1 1/2 bath home offers large rooms and hardwood floors throughout. Two large upper level bedrooms, both feature walk-in closets. Most of the radiators have been replaced recently. Put you designer hat on, this is your opportunity to design your home. Detached garage.

9. 2019-11-05
   status Pending 434-char remark

   Show marketing remark (434 chars)

   Handyman's Special. Much of the remodeling has already been completed. The charm and character of this turn of the century home remains. 2 bedroom with 3rd possible., 1 1/2 bath home offers large rooms and hardwood floors throughout. Two large upper level bedrooms, both feature walk-in closets. Most of the radiators have been replaced recently. Put you designer hat on, this is your opportunity to design your home. Detached garage.

10. 2019-10-29
    listed $40,000 Active 434-char remark

    Show marketing remark (434 chars)

    Handyman's Special. Much of the remodeling has already been completed. The charm and character of this turn of the century home remains. 2 bedroom with 3rd possible., 1 1/2 bath home offers large rooms and hardwood floors throughout. Two large upper level bedrooms, both feature walk-in closets. Most of the radiators have been replaced recently. Put you designer hat on, this is your opportunity to design your home. Detached garage.

11. 2011-04-13
    historical
12. 2010-12-15
    listed $19,000
13. 2007-06-30
    historical
14. 2007-01-10
    listed $76,900

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: +$408/yr (+$34/mo · 86.9%)

ⓘ 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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,351
• − Mortgage interest: −$6,436
• − Property taxes: −$470
• − Insurance: −$574
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,343
• Taxable income: $2,072
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,355/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: Staples-Motley School District
• NCES district ID: 2733900
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $41,979
• Composite: 32.07/100
• National rank: #5816
• State rank: #238 of 301 in MN

Livability — Staples

• Score: 65/100
• State rank: #539
• US rank: #12983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Staples, MN
• Population (ZIP): 5,018

Population outlook (Todd County) Hauer SSP2

• Today (2025): 22,202 people
• By 2030: 20,962 · -5.6%
• By 2040: 18,352 · -17.3%
• By 2050: 15,904 · -28.4%
• By 2075: 11,348 · -48.9%
• By 2100: 7,801 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Portuguese 16% Romanian 4% Lithuanian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Todd

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.5%
• 2008→2024 swing: -42.4pp toward R · 2008: -11.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+48.8 2016: R+47.7 2012: R+16.1 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.71%
• Current HPI: 194.5854
• 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

+49.4% since first listed

10 events — show timeline

• 2026-06-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Coming Soon $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-15 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-29 Listed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-15 Listed $19,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-10 Listed $76,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-5.7%/yr

Latest (2026): $470 · +4.9% YoY. Source: county tax records.