207 Daisy Ave W · Pillager, MN 56473

$225,000

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 6 Days on market

Built 1967 0.32 ac lot

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location in Pillager and situated on a nice corner lot you will find this 3 Bedroom/2 Bath home with a 30x50 pole shed! This home is spacious with a large kitchen, an abundance of cabinets and counter space, oversized living room, main floor laundry and the lower level has been partially finished for more living space! This 30x50 pole shed provides ample storage space, has a workshop area and garage doors in front and back! Great location, large backyard, corner lot and a fabulous pole shed, schedule your showing today!

Key facts

• Workshop area
• 30x50 pole shed
• Main floor laundry

Tags

• CORNER LOT
• 30X50 POLE SHED
• WORKSHOP AREA
• MAIN FLOOR LAUNDRY
• PARTIALLY FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: 3-car garage with electric and garage door opener (approx. 30 x 50)
• Utilities: City water connected; City sewer connected; Natural gas fuel
• Home design: Residential single-level home (one level); Main entry level is the main floor
• Construction: Block foundation; Asphalt roof
• Exterior features: Vinyl exterior; Patio; Corner lot; Other structures: detached garage(s) and pole building; 100 x 140 lot dimensions; City street with paved frontage; public maintained road

Interior

• Kitchen: Cooktop; Wall oven; Refrigerator; Kitchen/dining room layout
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: One full bathroom on main level; One three-quarter bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Kitchen window; Main floor primary bedroom; Patio access; Washer/dryer hookup; Main floor 3/4 bath and main floor full bath; Partially finished full basement with storage; Kitchen/Dining open area
• Laundry & utility: Main level laundry room with sink; Washer and dryer included (hookup present)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $28 ($336/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 $191k (15.1% below list).
• Recommended offer: $191k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#722 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Pillager Public School District (rural): math 43% / reading 51% proficiency, ranked #146 of 301 in MN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pillager Elementary (math 62% / reading 57%, grade B-, #216 of 857 statewide, top 29%, 478 students, 52% FRL); Pillager Middle School (math 31% / reading 46%, grade F, #156 of 258 statewide, top 62%, 407 students, 47% FRL); Pillager Senior High School (math 44% / reading 57%, grade D+, #129 of 471 statewide, top 27%, 360 students, 43% FRL).
• Market conditions: 30 active listings in the ZIP; 285 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,016 (15.1% below list)

Questions for the listing agent

1. Built in 1967 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.8

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-34,692
• Equity at exit: $33,548

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-27,979
• Equity at exit: $19,454

Cash invested: $63,000 (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 56473

• Home prices YoY: -18.1%
• Active inventory: 30
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $28

Break-even live

Break-even rent $1,875

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $155	-5% $92	+0% $28	+5% $-36	+10% $-99
Rent	-10% $-123	-5% $-47	+0% $28	+5% $103	+10% $179
Rate	-1.0pp $141	-0.5pp $85	base $28	+0.5pp $-30	+1.0pp $-90

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   statusdays on market $225,000 Contingent - Inspection 6 DOM
2. 2026-06-19
   days on market $225,000 Active 4 DOM
3. 2026-06-18
   days on market $225,000 Active 3 DOM
4. 2026-06-17
   days on market $225,000 Active 2 DOM
5. 2026-06-16
   remarks 531-char remark
6. 2026-06-16
   listed $225,000 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: $2,488 · $207/mo
• Projected year-2 tax: $2,504 · $209/mo
• Expected delta: +$16/yr (+$1/mo · 0.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,922
• − Mortgage interest: −$12,603
• − Property taxes: −$2,488
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$6,545
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $1,178/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: Pillager Public School District
• NCES district ID: 2728350
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $58,200
• Composite: 41.06/100
• National rank: #3577
• State rank: #146 of 301 in MN

Livability — Pillager

• Score: 61/100
• State rank: #722
• US rank: #17425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pillager, MN
• Population (ZIP): 3,452

Population outlook (Cass County) Hauer SSP2

• Today (2025): 27,371 people
• By 2030: 26,311 · -3.9%
• By 2040: 23,945 · -12.5%
• By 2050: 21,889 · -20.0%
• By 2075: 18,435 · -32.6%
• By 2100: 14,478 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 3%
• Foreign-born: 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.4) · D 32.6% · R 66.0% · Other 1.3%
• 2008→2024 swing: -24.9pp toward R · 2008: -8.5pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+28.9 2016: R+31.7 2012: R+13.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.65%
• Current HPI: 233.7849
• 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

1 event — show timeline

• 2026-06-15 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $2,488 · -1.8% YoY. Source: county tax records.