907 Poplar Ave · Marshall, MN 56258

$155,000

4 bd · 2.0 ba · 2,256 sqft · SingleFamily · 3 Days on market

Built 1960 8,145 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Larger than it looks boasting over 1120 sqft on each level this 4 bedroom 2 bath home is a must see! Enter in the front door into a living room with plenty of natural lighting from the large picture window. This leads to the dining room & kitchen with access to the garage and side yard. Hard wood floors through the dining area and into the flex room (spare bedroom, den or even a separate formal dining room). Two bedrooms and full bath finish off the main floor. The lower level has a large finished family room offering updated paint and natural wood paneling, 4th bedroom with egress window, laundry room and 3/4 bathroom. Sizable yard and extra parking for 2-tandem card in driveway.

Key facts

• New furnace
• Sizable backyard
• New water heater

Tags

• NEW WATER HEATER
• NEW FURNACE
• CENTRAL AIR CONDITIONING
• AMPLE STORAGE
• DIRECT ACCESS TO PATIO
• SIZABLE BACKYARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener and storage (1-car)
• Utilities: City water connected; City sewer connected; Electric with circuit breakers; Natural gas
• Home design: Residential property; One level (with finished basement); Main-level entry
• Construction: Block foundation; Asphalt roof; Built with stone and other exterior materials
• Exterior features: Patio; Stone and other exterior materials; Storage shed; Lot approximately 0.187 acres (70 x 117)

Interior

• Kitchen: Range; Refrigerator; Kitchen includes a breakfast bar and dining area
• Bedrooms: 4 bedrooms (3 bedrooms on one level; primary on main floor)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Natural woodwork; Main floor primary bedroom; Main floor bedroom; Informal dining area / kitchen dining; Breakfast bar; Finished basement with storage and daylight/egress windows; Sump pump
• Laundry & utility: Washer hookup in basement; Washer and dryer listed as appliances; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.6% 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: 212 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 $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1960 — 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: 1.07% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.8

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,789
• Equity at exit: $23,111

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $19,812
• Equity at exit: $13,402

Cash invested: $43,400 (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: 212
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $304

Break-even live

Break-even rent $1,278

Max offer price $155,000

Occupancy floor 77%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   status $155,000 Pending 3 DOM
2. 2026-06-12
   remarks 695-char remark
3. 2026-06-12
   listed $155,000 Active 3 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: $1,586 · $132/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$75/yr (+$6/mo · 4.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% 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: $19,948
• − Mortgage interest: −$8,682
• − Property taxes: −$1,586
• − Insurance: −$775
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,509
• Taxable income: $1,204
• Est. tax owed @ 24.0%: −$289
• 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: 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

+21.6% since first listed

10 events — show timeline

• 2026-06-09 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-23 Sold (Public Records) $138,000 Public Records
• 2019-05-23 Sold (MLS) $138,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-21 Listed $147,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-02 Listing Removed — REALTOR® Association of the Sioux Empire
• 2010-03-10 Listed $127,500 REALTOR® Association of the Sioux Empire
• 2010-03-02 Listed $127,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-02 Listed $127,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.8%/yr

Latest (2026): $1,586 · +9.7% YoY. Source: county tax records.