420 N 5th St · Marshall, MN 56258

$148,000

5 bd · 2.0 ba · 1,839 sqft · SingleFamily · 5 Days on market

Built 1910 9,583 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

This 5BD, 2BA home has lots of space and a fenced in backyard! With a broad appeal to all types of buyers including investors, this could be the home for you! You will love the close proximity to downtown restaurants, bars and shopping! The upper level has a master bedroom and a large closet. The addition just off the main level could be a 5th bedroom if needed, but would make a wonderful home office, family room or playroom space. Finishing potential in part of the basement. Garage accessed through attached porch. Appliances included!

Key facts

• 9,583 sq ft lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Attached garage (1 space, approximately 13.7 x 26.6)
• Utilities: City water connected; City sewer connected; Electric service
• Home design: Residential property; Two levels
• Construction: Block foundation (foundation area about 1,088; foundation dimensions 32 x 34)
• Exterior features: Metal and wood exterior; Above-ground pool; Lot approximately 0.22 acres (67 x 200); Public maintained road access

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 5 bedrooms (mix of main and upper levels)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Disposal; Dryer; Gas water heater; Microwave; Range; Refrigerator; Washer; Unfinished basement; One fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Cap rate 9.0% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $126k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,000

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.14% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.3

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,670
• Equity at exit: $22,067

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $25,145
• Equity at exit: $12,796

Cash invested: $41,440 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $334

Break-even live

Break-even rent $1,262

Max offer price $148,000

Occupancy floor 75%

Sensitivity live

Price	-10% $418	-5% $376	+0% $334	+5% $293	+10% $251
Rent	-10% $201	-5% $268	+0% $334	+5% $401	+10% $468
Rate	-1.0pp $409	-0.5pp $372	base $334	+0.5pp $296	+1.0pp $257

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-14
   statusdays on market $148,000 Pending 5 DOM
2. 2026-06-12
   days on market $148,000 Active 4 DOM
3. 2026-06-09
   listed $148,000 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: $1,908 · $159/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $20,222
• − Mortgage interest: −$8,290
• − Property taxes: −$1,908
• − Insurance: −$740
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,305
• Taxable income: $1,743
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,596/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

+9.7% since first listed

23 events — show timeline

• 2026-06-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Listed $148,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-15 Sold (Public Records) $129,900 Public Records
• 2020-04-15 Sold (Public Records) $126,500 Public Records
• 2020-04-14 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-04 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-17 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-28 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-07 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-06 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-18 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-18 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-21 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-21 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-28 Sold (MLS) $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-01 Sold (Public Records) $130,000 Public Records
• 2007-08-20 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2026): $1,908 · -17.0% YoY. Source: county tax records.