424 W Birch Ave
Duplex · 2 units: 3 bed / 1 bath ×2 · 1,352 sq ft
Fergus Falls, MN · View the listing ↗
Photos courtesy of KELLER WILLIAMS REALTY BRAINERD LAK - Broker, via Realtor.com.
- Asking price
- $179,900 2 units · $90K per unit
- Monthly cash flow
- $139 at 20% down, 7%
- Estimated rent
- $2,250/mo high confidence
- Break-even price
- $205,924 where cash flow hits $0
First look
This is a 1919 up/down duplex in Fergus Falls, asking $179,900 after 263 days on market. Our numbers show about $139/month cash flow and a 7.3% cap at the ask, so it only just works, and that rests on unverified taxes because we couldn't match a county parcel. The listing gives no rents, no lease status and no expense figures, so the first asks are the rent roll and the tax bill. Photos show a basement with forced-air heat and an electric water heater, but the kitchens and bath look dated, so budget for turnover work. Worth a showing only if rents are near our $1,125 estimates and the taxes hold up.
Things to consider
- Thin cash flow at ask About $139/month and a 7.3% cap leaves little cushion for vacancy or repairs; any tax surprise erases it.
- Taxes and unit count unverified We couldn't match a county parcel, so the tax bill and legal unit count must be confirmed before trusting the numbers.
- Rents are unknown The listing claims upside but states no rents; our estimate is about $1,125 per unit and the upside depends on what tenants pay now.
- Dated interiors in a 1919 building Original-era layout, older kitchens and baths and basement mechanicals mean reserves for turnover and system replacement.From photo 5
- Long time on market 263 days suggests buyers see a pricing or condition problem; use it to negotiate.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneVinyl siding (low maintenance) updatedListing says: low maintenance vinyl siding and architectural shingles
- doneArchitectural shingle roofListing says: low maintenance vinyl siding and architectural shingles
AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.
The numbers
Edit rents, costs and assumptions
Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).
The deal
- Price
- $179,900
- Cash to close
- $23,387
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- −$82/mo
- Cash-on-cash
- −4.2%
- Cap rate
- 7.3%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $167,325
- Rent that breaks even
- $2,357/mo
Long run
- Year 30: property vs stocks
- $817K vs $191K
- Cash flow turns positive
- year 4
The deal
- Price
- $179,900
- Cash to close
- $23,387
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- −$273/mo
- Cash-on-cash
- −14.0%
- Cap rate
- 6.0%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $138,265
- Rent that breaks even
- $2,648/mo
Long run
- Year 30: property vs stocks
- $590K vs $260K
- Cash flow turns positive
- year 8
The deal
- Price
- $169,900
- Cash to close
- $22,087
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- −$17/mo
- Cash-on-cash
- −0.9%
- Cap rate
- 7.7%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $167,325
- Rent that breaks even
- $2,272/mo
Long run
- Year 30: property vs stocks
- $853K vs $170K
- Cash flow turns positive
- year 2
The deal
- Price
- $169,900
- Cash to close
- $22,087
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- −$207/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 6.4%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $138,265
- Rent that breaks even
- $2,552/mo
Long run
- Year 30: property vs stocks
- $609K vs $222K
- Cash flow turns positive
- year 6
The deal
- Price
- $179,900
- Cash to close
- $41,377
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- $139/mo
- Cash-on-cash
- 4.0%
- Cap rate
- 7.3%
- DSCR
- 1.14×
Break-even
- Price that breaks even
- $205,924
- Rent that breaks even
- $2,070/mo
Long run
- Year 30: property vs stocks
- $971K vs $315K
- Cash flow turns positive
- year 1
The deal
- Price
- $179,900
- Cash to close
- $41,377
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- −$52/mo
- Cash-on-cash
- −1.5%
- Cap rate
- 6.0%
- DSCR
- 0.95×
Break-even
- Price that breaks even
- $170,161
- Rent that breaks even
- $2,326/mo
Long run
- Year 30: property vs stocks
- $682K vs $322K
- Cash flow turns positive
- year 4
The deal
- Price
- $169,900
- Cash to close
- $39,077
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- $192/mo
- Cash-on-cash
- 5.9%
- Cap rate
- 7.7%
- DSCR
- 1.21×
Break-even
- Price that breaks even
- $205,924
- Rent that breaks even
- $2,001/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $297K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,900
- Cash to close
- $39,077
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- $1/mo
- Cash-on-cash
- 0.0%
- Cap rate
- 6.4%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $170,161
- Rent that breaks even
- $2,248/mo
Long run
- Year 30: property vs stocks
- $713K vs $297K
- Cash flow turns positive
- year 1
The deal
- Price
- $179,900
- Cash to close
- $50,372
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- $198/mo
- Cash-on-cash
- 4.7%
- Cap rate
- 7.3%
- DSCR
- 1.22×
Break-even
- Price that breaks even
- $219,653
- Rent that breaks even
- $1,992/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $383K
- Cash flow turns positive
- year 1
The deal
- Price
- $179,900
- Cash to close
- $50,372
- Price per unit
- $89,950
- GRM
- 6.7
Each month
- Cash flow
- $8/mo
- Cash-on-cash
- 0.2%
- Cap rate
- 6.0%
- DSCR
- 1.01×
Break-even
- Price that breaks even
- $181,505
- Rent that breaks even
- $2,238/mo
Long run
- Year 30: property vs stocks
- $743K vs $383K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,900
- Cash to close
- $47,572
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- $248/mo
- Cash-on-cash
- 6.3%
- Cap rate
- 7.7%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $219,653
- Rent that breaks even
- $1,928/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $362K
- Cash flow turns positive
- year 1
The deal
- Price
- $169,900
- Cash to close
- $47,572
- Price per unit
- $84,950
- GRM
- 6.3
Each month
- Cash flow
- $58/mo
- Cash-on-cash
- 1.5%
- Cap rate
- 6.4%
- DSCR
- 1.07×
Break-even
- Price that breaks even
- $181,505
- Rent that breaks even
- $2,166/mo
Long run
- Year 30: property vs stocks
- $777K vs $362K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$1,077 |
| PMI | −$101 |
| Cash flow | −$82 |
| Principal paid down (equity, not cash) | $137 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$1,077 |
| PMI | −$101 |
| Cash flow | −$273 |
| Principal paid down (equity, not cash) | $137 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$1,017 |
| PMI | −$96 |
| Cash flow | −$17 |
| Principal paid down (equity, not cash) | $129 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$1,017 |
| PMI | −$96 |
| Cash flow | −$207 |
| Principal paid down (equity, not cash) | $129 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$958 |
| Cash flow | $139 |
| Principal paid down (equity, not cash) | $122 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$958 |
| Cash flow | −$52 |
| Principal paid down (equity, not cash) | $122 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$904 |
| Cash flow | $192 |
| Principal paid down (equity, not cash) | $115 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$904 |
| Cash flow | $1 |
| Principal paid down (equity, not cash) | $115 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$898 |
| Cash flow | $198 |
| Principal paid down (equity, not cash) | $114 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$898 |
| Cash flow | $8 |
| Principal paid down (equity, not cash) | $114 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Net operating income | $1,096 |
| Mortgage (principal + interest) | −$848 |
| Cash flow | $248 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $2,250 |
| Vacancy (6%) | −$135 |
| Collected | $2,115 |
| Property tax Listing | −$210 |
| Insurance Estimate | −$196 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$180 |
| Capital reserve (9% of rent) | −$202 |
| Property management | −$190 |
| Net operating income | $906 |
| Mortgage (principal + interest) | −$848 |
| Cash flow | $58 |
| Principal paid down (equity, not cash) | $108 |
Cash flow each year
Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.
30 years
How those totals add up
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $406,789
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $161,910 of loan.
$204,050 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $178,028
- Monthly shortfalls, invested
- $12,889
$23,387 put into an index fund instead of the down payment and closing costs.
$1,887 you'd have paid in while the building lost money, invested instead.
The building comes out $626,337 ahead after 30 years.
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $179,989
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $161,910 of loan.
$106,450 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $178,028
- Monthly shortfalls, invested
- $82,179
$23,387 put into an index fund instead of the down payment and closing costs.
$12,959 you'd have paid in while the building lost money, invested instead.
The building comes out $330,248 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $464,953
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $152,910 of loan.
$224,191 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $168,132
- Monthly shortfalls, invested
- $1,440
$22,087 put into an index fund instead of the down payment and closing costs.
$202 you'd have paid in while the building lost money, invested instead.
The building comes out $683,029 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $221,640
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $152,910 of loan.
$123,651 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $168,132
- Monthly shortfalls, invested
- $54,216
$22,087 put into an index fund instead of the down payment and closing costs.
$8,334 you'd have paid in while the building lost money, invested instead.
The building comes out $386,941 ahead after 30 years.
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $560,880
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $143,920 of loan.
$250,108 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $314,972
$41,377 put into an index fund instead of the down payment and closing costs.
The building comes out $656,373 ahead after 30 years.
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $271,681
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $143,920 of loan.
$142,432 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $314,972
- Monthly shortfalls, invested
- $6,890
$41,377 put into an index fund instead of the down payment and closing costs.
$995 you'd have paid in while the building lost money, invested instead.
The building comes out $360,284 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $621,211
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $135,920 of loan.
$269,269 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $297,464
$39,077 put into an index fund instead of the down payment and closing costs.
The building comes out $711,396 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $325,122
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $135,920 of loan.
$160,597 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $297,464
$39,077 put into an index fund instead of the down payment and closing costs.
The building comes out $415,307 ahead after 30 years.
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $628,715
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $134,925 of loan.
$271,652 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $383,445
$50,372 put into an index fund instead of the down payment and closing costs.
The building comes out $655,735 ahead after 30 years.
- Your equity when you sell
- $410,465
- Rental profits, invested at 7%
- $332,626
Sells for $436,665 (value up 3% a year), minus 6% selling cost ($26,200). Rent paid down $134,925 of loan.
$162,980 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $383,445
$50,372 put into an index fund instead of the down payment and closing costs.
The building comes out $359,646 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $685,276
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $127,425 of loan.
$289,615 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $362,130
$47,572 put into an index fund instead of the down payment and closing costs.
The building comes out $710,794 ahead after 30 years.
- Your equity when you sell
- $387,648
- Rental profits, invested at 7%
- $389,187
Sells for $412,392 (value up 3% a year), minus 6% selling cost ($24,744). Rent paid down $127,425 of loan.
$180,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $362,130
$47,572 put into an index fund instead of the down payment and closing costs.
The building comes out $414,705 ahead after 30 years.
Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.
30 years: this property vs. the same money in stocks
Year 30 (loan paid off): property $817K, stocks $191K. The property wins.
Year 30 (loan paid off): property $590K, stocks $260K. The property wins.
Year 30 (loan paid off): property $853K, stocks $170K. The property wins.
Year 30 (loan paid off): property $609K, stocks $222K. The property wins.
Year 30 (loan paid off): property $971K, stocks $315K. The property wins.
Year 30 (loan paid off): property $682K, stocks $322K. The property wins.
Year 30 (loan paid off): property $1.01M, stocks $297K. The property wins.
Year 30 (loan paid off): property $713K, stocks $297K. The property wins.
Year 30 (loan paid off): property $1.04M, stocks $383K. The property wins.
Year 30 (loan paid off): property $743K, stocks $383K. The property wins.
Year 30 (loan paid off): property $1.07M, stocks $362K. The property wins.
Year 30 (loan paid off): property $777K, stocks $362K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-06. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 1 bath estimate $1,125/mo · range $1,000–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 913 E Vernon Ave, Fergus Falls 56537 off market | $1,295 | 3 / 1 | 1.4 mi | 91% |
| 541-615 W Lincoln Ave West Lincoln Avenue Fergu… off market | $1,025 | 2 / 1 | 0.6 mi | 84% |
| 1004 N Union Ave, Fergus Falls 56537 off market | $995 | 2 / 1 | 0.2 mi | 83% |
| 816 W Laurel St, Fergus Falls 56537 | $900 | 2 / 1 | 0.5 mi | 82% |
| 706 W Lincoln Ave, Fergus Falls 56537 off market | $1,005 | 3 / 1 | 0.6 mi | 80% |
| 825 Cavour Ave E, Fergus Falls 56537 off market | $950 | 2 / 1 | 1.0 mi | 79% |
| 1095 Westside Dr, # 210, Fergus Falls 56537 off market | $930 | 2 / 1 | 1.2 mi | 79% |
| 1501 College Way, Fergus Falls 56537 off market | $950 | 2 / 1 | 1.0 mi | 79% |
| 537 W Linden St, Fergus Falls 56537 off market | $1,150 | 3 / 2 | 0.4 mi | 78% |
| 630 W Linden St, Fergus Falls 56537 off market | $1,100 | 3 / 2 | 0.4 mi | 78% |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 424 BIRCH AVE W
- mediumListing is vague: no rents, leases, expenses or roof age given. 'Well maintained' is unsupported. Listing says: Impressive as it is, with clear potential to increase rents and raise cash flow. · AI review
- mediumOnly about 1,352 sq ft for six bedrooms, so units are small and bedrooms likely tight. Based on: data: listing.sqft · AI review
- lowBasement laundry for the main unit is shared space with the mechanicals; unfinished walls and exposed plumbing are visible. Based on: photo 9 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 263 days on market
- Rents may be below or near our $1,100 per 3-bed estimate; no rent cap applies, so there's room to push if units are under-market. Based on: data: underwriting.rent_rule · AI review
- 263 days on market gives room to negotiate; break-even price is above ask. Based on: data: listing.days_on_market · AI review
Questions for the agent
- What are the current rents, lease terms and move-in dates for each unit?
- What were the last 12 months of taxes, insurance, utilities and repairs?
- How old are the roof, furnace and water heater, and is there one furnace or two?
- Are the units separately metered for electric and gas, and who pays what?
- Is the duplex licensed as a rental with the city, and has it passed inspection?
- Why has it sat since January, and have there been price cuts or offers?
Bottom line
A plain, dated Fergus Falls duplex that barely cash flows at the ask, so negotiate hard and verify taxes and rents before going further. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit. | $2,526 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,352 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $170 |
| Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent | $0 |
| Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal | $60 |
| Repairs / capital reserve Rulerule. built 1919: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-01-15 (263 days); down $20,000 (10.0%) from the first ask of $199,900.
| Date | Event | Price |
|---|---|---|
| Price changed | $179,900 | |
| Price changed | $189,900 | |
| Removed | $199,900 | |
| Listed | $199,900 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2025 | $2,526 |
| County | Otter Tail |
| Parcel number | 71003990563000 |
As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.
Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Fergus Falls on rental licensing before you buy.