155 4th Ave SW · Perham, MN 56573

$350,000

4 bd · 3.0 ba · 1,262 sqft · SingleFamily public records · 167 Days on market

Built 1886 0.26 ac lot

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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).

• Cash flow +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-Unit Apartment Building for Sale in Downtown Perham. This three-unit apartment building in the heart of downtown Perham is a strong investment opportunity in a growing community with consistent rental demand. Each unit features its own private entrance, giving tenants added privacy and a true at-home feel. Dedicated off-street parking adds everyday convenience and increases long-term tenant retention. The downtown location makes this property an easy rental option. Tenants can walk to local shops, restaurants, services, and employers. That central positioning helps reduce vacancy and keeps demand steady year-round. The sellers are related to the selling agent.

Key facts

• Private entrance
• Downtown location
• Off-street parking

Tags

• THREE-UNIT APARTMENT BUILDING
• PRIVATE ENTRANCE
• OFF-STREET PARKING
• DOWNTOWN LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (10.7% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#328 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Perham-Dent Public School District (town): math 45% / reading 57% proficiency, ranked #110 of 301 in MN (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $60k; list at $350k implies a 479% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1886 — 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 B-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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.3

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-44,517
• Equity at exit: $52,186

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-23,170
• Equity at exit: $30,262

Cash invested: $98,000 (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 56573

• Home prices YoY: -15.8%
• Active inventory: 93
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,125 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$295 /mo · $3,544/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $192

Break-even live

Break-even rent $2,882

Max offer price $350,000

Occupancy floor 89%

Sensitivity live

Price	-10% $390	-5% $291	+0% $192	+5% $93	+10% $-6
Rent	-10% $-55	-5% $69	+0% $192	+5% $316	+10% $439
Rate	-1.0pp $368	-0.5pp $281	base $192	+0.5pp $101	+1.0pp $9

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 7th St SW Unit A Perham, MN	3.0	2.0	1602	$3,750	$2.34	44d	1	0.60mi
812 7th St SW Unit B Perham, MN	3.0	2.0	1602	$2,500	$1.56	44d	1	0.60mi

Listing history 9 events

1. 2026-05-31
   days on market $350,000 Active 167 DOM
2. 2026-05-31
   days on market $350,000 Active 166 DOM
3. 2025-12-15
   listed $350,000 Active 678-char remark

   Show marketing remark (678 chars)

   Three-Unit Apartment Building for Sale in Downtown Perham. This three-unit apartment building in the heart of downtown Perham is a strong investment opportunity in a growing community with consistent rental demand. Each unit features its own private entrance, giving tenants added privacy and a true at-home feel. Dedicated off-street parking adds everyday convenience and increases long-term tenant retention. The downtown location makes this property an easy rental option. Tenants can walk to local shops, restaurants, services, and employers. That central positioning helps reduce vacancy and keeps demand steady year-round. The sellers are related to the selling agent.

4. 2019-03-29
   historical
5. 2019-01-02
   listed $180,000
6. 2018-11-30
   historical
7. 2018-08-03
   listed $180,000
8. 2010-10-29
   listed $184,900
9. 1995-09-12
   soldstatus $60,500

ⓘ 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: $3,544 · $295/mo
• Projected year-2 tax: $3,732 · $311/mo
• Expected delta: +$188/yr (+$16/mo · 5.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,500
• − Mortgage interest: −$19,605
• − Property taxes: −$3,544
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,000
• − Management: −$3,000
• − Depreciation: −$10,182
• Taxable loss: −$3,581
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $3,165/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: Perham-Dent Public School District
• NCES district ID: 2728230
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $50,712
• Composite: 43.64/100
• National rank: #2966
• State rank: #110 of 301 in MN

Livability — Perham

• Score: 70/100
• State rank: #328
• US rank: #7425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Perham, MN
• Population (ZIP): 6,868

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 9% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Portuguese 18% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -42.48%
• Current HPI: 225.7071
• Rent YoY: —
• Metro: —
• 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

+478.5% since first listed

7 events — show timeline

• 2025-12-15 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-02 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-03 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-29 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-09-12 Sold (Public Records) $60,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,544 · +9.9% YoY. Source: county tax records.