912 W Linden St · Fergus Falls, MN 56537

$175,000

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 2 Days on market

Built 1946 6,969 sqft lot Est $246k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• DSCR +3.8/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three-bedroom, 1.25-bath home in a fantastic neighborhood on a dead-end road. Features a partially fenced backyard, storage shed, central air, open main-level floor plan, family room and bedroom addition on the back of the home, and all appliances included. Priced below assessed value and ready for someone to add their personal touch.

Key facts

• Storage shed
• Central air
• 6,969 sq ft lot

Tags

• PARTIALLY FENCED BACKYARD
• STORAGE SHED
• CENTRAL AIR
• OPEN MAIN-LEVEL FLOOR PLAN
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service with circuit breakers
• Home design: Residential property; Split entry (bi-level) design; Irregular foundation dimensions
• Construction: Frame construction; Asphalt roof; Block foundation; Built area above grade and below grade (finished and unfinished space)
• Exterior features: Partial fencing; Storage shed; City street frontage (publicly maintained)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (two on upper level, one on main level)
• Bathrooms: Main floor full bath with shower; One quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement; Wood-burning fireplace; Informal dining area / living-dining room configuration
• Laundry & utility: Washer and dryer; Laundry located in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (18.3% below list).
• Recommended offer: $143k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.3% in Fergus Falls — 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 83/100 on livability (#31 in MN, #969 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Fergus Falls Public School District (town): math 59% / reading 61% proficiency, ranked #46 of 301 in MN (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 118 active listings in the ZIP; 140 units permitted in Otter Tail County in 2024 (48 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,941 (18.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $245,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 W Summit Ave	0.19mi	4/2.0 (+1)	1,980 (0%)	23mo	$245,000	$124	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-29,746
• Equity at exit: $26,093

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-27,729
• Equity at exit: $15,131

Cash invested: $49,000 (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 56537

• Home prices YoY: -28.5%
• Active inventory: 118
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,922/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-22

Break-even live

Break-even rent $1,457

Max offer price $171,190

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $28	+0% $-22	+5% $-71	+10% $-121
Rent	-10% $-134	-5% $-78	+0% $-22	+5% $35	+10% $91
Rate	-1.0pp $67	-0.5pp $23	base $-22	+0.5pp $-67	+1.0pp $-113

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $175,000 Pending 2 DOM
2. 2026-06-09
   remarks 336-char remark
3. 2026-06-09
   listed $175,000 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: $1,922 · $160/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$19/yr (+$2/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,153
• − Mortgage interest: −$9,803
• − Property taxes: −$1,922
• − Insurance: −$875
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,091
• Taxable loss: −$3,282
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $529/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: Fergus Falls Public School District
• NCES district ID: 2711880
• Math proficiency: 59% ▬ 0.00%
• Reading proficiency: 61% ▼ -4.00%
• Median HH income: $48,044
• Composite: 50.89/100
• National rank: #1790
• State rank: #46 of 301 in MN

Livability — Fergus Falls

• Score: 83/100
• State rank: #31
• US rank: #969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fergus Falls, MN
• County: Otter Tail County · 19,856 people
• City population: 19,856
• Metro: Fergus Falls, MN
• Population (ZIP): 19,856
• Household income: $65,473
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 420.0

Population outlook (Otter Tail County) Hauer SSP2

• Today (2025): 58,183 people
• By 2030: 58,267 · +0.1%
• By 2040: 57,999 · -0.3%
• By 2050: 57,183 · -1.7%
• By 2075: 57,638 · -0.9%
• By 2100: 54,697 · -6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Portuguese 29% Lithuanian 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Otter Tail

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -12.9pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+32.5 2016: R+35.9 2012: R+21.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.58%
• Current HPI: 204.9606
• Rent YoY: —
• Metro: Fergus Falls, 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

1 event — show timeline

• 2026-06-09 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2025): $1,922 · +3.9% YoY. Source: county tax records.