205 W Marshall St · Marshall, MN 56258

$99,000

4 bd · 2.0 ba · 1,516 sqft · SingleFamily · 201 Days on market

Built 1925 8,668 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

Key facts

• 8,668 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 $684 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $99k implies a 52% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1925 — 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: 1.62% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.90%
• DSCR: 2.20
• GRM: 5.1

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: 20.8%
• Equity multiple: 1.85×
• Total profit: $23,542
• Equity at exit: $14,761

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $71,477
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $621

Break-even live

Break-even rent $821

Max offer price $99,000

Occupancy floor 56%

Sensitivity live

Price	-10% $678	-5% $649	+0% $621	+5% $593	+10% $565
Rent	-10% $494	-5% $558	+0% $621	+5% $685	+10% $748
Rate	-1.0pp $671	-0.5pp $647	base $621	+0.5pp $596	+1.0pp $570

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $99,000 Active 201 DOM
2. 2026-06-19
   days on market $99,000 Active 199 DOM
3. 2026-06-18
   days on market $99,000 Active 198 DOM
4. 2026-06-17
   days on market $99,000 Active 197 DOM
5. 2026-06-16
   days on market $99,000 Active 196 DOM
6. 2026-06-15
   days on market $99,000 Active 195 DOM
7. 2026-06-14
   days on market $99,000 Active 193 DOM
8. 2026-06-12
   days on market $99,000 Active 192 DOM
9. 2026-06-09
   days on market $99,000 Active 189 DOM
10. 2026-06-08
    days on market $99,000 Active 188 DOM
11. 2026-06-07
    days on market $99,000 Active 187 DOM
12. 2026-06-07
    days on market $99,000 Active 186 DOM
13. 2026-06-04
    days on market $99,000 Active 183 DOM
14. 2026-06-02
    days on market $99,000 Active 182 DOM
15. 2026-06-01
    days on market $99,000 Active 181 DOM
16. 2026-05-31
    days on market $99,000 Active 180 DOM
17. 2026-05-31
    days on market $99,000 Active 179 DOM
18. 2026-04-22
    status Active 888-char remark

    Show marketing remark (888 chars)

    Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

19. 2026-04-22
    price $99,000 888-char remark

    Show marketing remark (888 chars)

    Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

20. 2025-12-12
    price $110,000 888-char remark

    Show marketing remark (888 chars)

    Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

21. 2025-11-25
    listed $120,000 Active 888-char remark

    Show marketing remark (888 chars)

    Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

22. 2025-11-21
    historical $120,000 888-char remark

    Show marketing remark (888 chars)

    Welcome to this charming 4-bedroom, 2-bath home located right on the edge of downtown Marshall. Step onto the welcoming front porch and into a bright, comfortable living room. The main floor features a bedroom with its own en suite bath, a spacious dining room, and a kitchen with easy flow for everyday living. Upstairs, you’ll find two generously sized bedrooms—both offering large walk-in closets for excellent storage. The basement includes an office/storage room plus a fourth bedroom, providing flexibility for guests, hobbies, or work-from-home needs. Outside, the property features an attached extra-long garage as well as a detached garage accessible from the alley—ideal for vehicles, workshops, or future upgrades. With plenty of space and endless possibilities, this home offers strong potential as an income-producing property or a great personal residence.

23. 2019-02-02
    historical 38-char remark

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

24. 2019-02-02
    historical

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

25. 2016-02-10
    soldstatus $65,000
26. 2014-10-12
    historical
27. 2014-04-12
    listed $69,900 Active
28. 2014-04-12
    listed $69,900
29. 2010-08-23
    soldstatus $57,500
30. 2010-08-20
    soldstatus $57,500 38-char remark

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

31. 2010-08-20
    soldstatus $57,500

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

32. 2010-05-28
    listed $64,500 38-char remark

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

33. 2010-05-28
    listed $64,500

    Show marketing remark (38 chars)

    NICE HOME, LOCATED CLOSE TO DOWN TOWN.

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$26/yr (+$2/mo · 2.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,289
• − Mortgage interest: −$5,546
• − Property taxes: −$1,056
• − Insurance: −$495
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$2,880
• Taxable income: $6,227
• Est. tax owed @ 24.0%: −$1,494
• After-tax cash flow: $5,963/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

+53.5% since first listed

16 events — show timeline

• 2026-04-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $99,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-25 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Coming Soon $120,000 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
• 2016-02-10 Sold (Public Records) $65,000 Public Records
• 2014-10-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-12 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-12 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-23 Sold (Public Records) $57,500 Public Records
• 2010-08-20 Sold (MLS) $57,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-20 Sold (MLS) $57,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-28 Listed $64,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-28 Listed $64,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-2.4%/yr

Latest (2026): $1,056 · +3.9% YoY. Source: county tax records.