714 S Oak St · Fergus Falls, MN 56537

$54,500

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 11 Days on market

Built 1897 1,916 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
• Schools +5.1/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this cute 4 bedroom home featuring a large kitchen, open dining and living area, two main floor bedrooms, main floor laundry, and a large yard. This property also includes newer kitchen appliances, wood floors, and a spacious foyer. .. all it needs now is YOU!

Key facts

• Wood floors
• Main floor laundry
• Large yard

Tags

• LARGE KITCHEN
• OPEN DINING AND LIVING AREA
• MAIN FLOOR LAUNDRY
• LARGE YARD
• NEWER KITCHEN APPLIANCES
• WOOD FLOORS

Property features AI

Finance

• Other: Additional parcels included

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Entry level: main and upper half-levels
• Construction: Foundation: Other
• Exterior features: Metal exterior

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Partial basement; One and one-half levels

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 15.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $377 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,500

Questions for the listing agent

1. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.51%
• DSCR: 2.49
• GRM: 4.2

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $18,353
• Equity at exit: $8,126

10-year hold

• IRR: 36.2%
• Equity multiple: 4.35×
• Total profit: $51,109
• Equity at exit: $4,712

Cash invested: $15,260 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$286
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $426

Break-even live

Break-even rent $535

Max offer price $54,500

Occupancy floor 55%

Sensitivity live

Price	-10% $457	-5% $442	+0% $426	+5% $411	+10% $395
Rent	-10% $341	-5% $384	+0% $426	+5% $469	+10% $511
Rate	-1.0pp $454	-0.5pp $440	base $426	+0.5pp $412	+1.0pp $398

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 W Laurel St Fergus Falls, MN	1.0–2.0	1.0	765	$900	$1.18	22d	4	0.84mi
1004 Union Ave Unit 11 Fergus Falls, MN	2.0	1.0	925	$995	$1.08	44d	1	1.15mi
623 W Fir Ave Fergus Falls, MN	1.0–2.0	1.0	922	$1,160	$1.26	22d	1	1.34mi

Listing history 22 events

1. 2026-05-16
   listed $54,500 Active
2. 2025-10-13
   historical
3. 2025-09-12
   price $54,900
4. 2025-08-28
   price $64,900
5. 2025-08-15
   price $74,900
6. 2025-08-07
   listed $79,900 Active
7. 2025-08-04
   historical
8. 2025-07-18
   price $89,900
9. 2025-07-15
   listed $99,900 Active
10. 2016-09-01
    soldstatus $59,900
11. 2016-09-01
    soldstatus $63,000
12. 2016-08-30
    soldstatus $63,000
13. 2015-11-17
    listed $66,500
14. 2010-02-01
    soldstatus $59,900
15. 2010-02-01
    soldstatus $59,900
16. 2010-01-08
    listed $59,900
17. 2009-12-30
    soldstatus $40,000
18. 2009-12-30
    soldstatus $40,000
19. 2009-08-17
    listed $64,900
20. 2009-08-04
    soldstatus $50,000
21. 2009-08-03
    soldstatus $50,000
22. 2009-06-01
    listed $55,000

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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 4/10 Moderate 20% 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: $12,898
• − Mortgage interest: −$3,053
• − Property taxes: −$1,374
• − Insurance: −$272
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,585
• Taxable income: $4,550
• Est. tax owed @ 24.0%: −$1,092
• After-tax cash flow: $4,021/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

-0.9% since first listed

22 events — show timeline

• 2026-05-16 Listed $54,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-07 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-18 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-15 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-01 Sold (Public Records) $63,000 Public Records
• 2016-09-01 Sold (Public Records) $59,900 Public Records
• 2016-08-30 Sold (MLS) $63,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-17 Listed $66,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-01 Sold (Public Records) $59,900 Public Records
• 2010-02-01 Sold (MLS) $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-08 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-30 Sold (Public Records) $40,000 Public Records
• 2009-12-30 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-17 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-04 Sold (Public Records) $50,000 Public Records
• 2009-08-03 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-01 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $1,374 · -13.5% YoY. Source: county tax records.