710 S Oak St · Fergus Falls, MN 56537

$74,900

2 bd · 2.0 ba · 813 sqft · SingleFamily public records · 3 Days on market

Built 1897 7,500 sqft lot $92/sqft · 45% below area Est $115k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

FIXER UPPER! This solid home has the location, lot, and space but needs a make over and is priced accordingly. 3 bedroom and 2 bath. Older shed in back yard with paved back alley access. Owner believes the metal roof on house was put on a couple years ago. Home has natural gas forced air heat and central air. Special assessment balance is $1,630.58. Buyer can pay these off or continue to make annual payment to the city in amount of $193.31. Because this year's annual payment did not get paid, it will get attached to next year's taxes in the amount of $212.64. Owner deceased and family member is selling property ''AS IS''.

Key facts

• Build instant equity
• Redesigned layout
• In-unit laundry

Tags

• MAJOR RENOVATIONS
• STRUCTURALLY REINFORCED
• REDESIGNED LAYOUT
• IN-UNIT LAUNDRY
• BUILD INSTANT EQUITY

Property features AI

Finance

• Other: Not a fractional ownership unit

Exterior

• Parking: Open parking
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential property; One and one-half stories; Porch entry
• Construction: Frame construction; Metal roof; Block and stone foundation; Basement: partial, unfinished
• Exterior features: Front porch; Vinyl exterior; Lot roughly 50 x 150 (7,500 sq ft); City street frontage

Interior

• Kitchen: Kitchen with window
• Bedrooms: 2 bedrooms (one on main level, one on upper level)
• Flooring: Hardwood floors
• Bathrooms: Two 3/4 bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Primary bedroom suite; Separate/formal dining room; Kitchen window; Appliances: none listed
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 12.1% 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $518 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1897 — 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: 1.51% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.61%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $114,631
• List price: $74,900
• Delta: -34.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $10,834
• Equity at exit: $11,168

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $39,091
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$393
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $360

Break-even live

Break-even rent $678

Max offer price $74,900

Occupancy floor 63%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 S Mill St Unit 2 Fergus Falls, MN	1.0	1.0	800	$1,650	$2.06	43d	1	0.56mi
808 S Sheridan St Fergus Falls, MN	1.0	1.0	660	$1,425	$2.16	20d	4	0.71mi
816 W Laurel St Fergus Falls, MN	1.0–2.0	1.0	765	$900	$1.18	20d	4	0.84mi
204 Tower Rd S Unit 204 Fergus Falls, MN	1.0	1.0	650	$1,195	$1.84	43d	1	1.07mi
303 N Tower Rd Unit 303 Fergus Falls, MN	1.0	1.0	650	$1,195	$1.84	43d	1	1.14mi
1004 Union Ave Unit 11 Fergus Falls, MN	2.0	1.0	925	$995	$1.08	43d	1	1.15mi
1501 College Way Apt 306 Fergus Falls, MN	1.0	1.0	585	$850	$1.45	43d	1	1.19mi
1515 College Way Unit 305 Fergus Falls, MN	1.0	1.0	558	$850	$1.52	43d	1	1.23mi
1515 College Way Unit 308 Fergus Falls, MN	2.0	1.0	772	$950	$1.23	43d	1	1.23mi
407 W Fir Ave Unit 25 Fergus Falls, MN	2.0	1.0	850	$995	$1.17	43d	1	1.32mi
623 W Fir Ave Fergus Falls, MN	1.0–2.0	1.0	922	$1,160	$1.26	20d	1	1.34mi

Listing history 4 events

1. 2026-05-09
   status Pending 585-char remark
2. 2026-05-06
   listed $74,900 Active 585-char remark
3. 2015-11-20
   soldstatus $13,750 640-char remark

   Show marketing remark (640 chars)

   FIXER UPPER! This solid home has the location, lot, and space but needs a make over and is priced accordingly. 3 bedroom and 2 bath. Older shed in back yard with paved back alley access. Owner believes the metal roof on house was put on a couple years ago. Home has natural gas forced air heat and central air. Special assessment balance is $1,630.58. Buyer can pay these off or continue to make annual payment to the city in amount of $193.31. Because this year's annual payment did not get paid, it will get attached to next year's taxes in the amount of $212.64. Owner deceased and family member is selling property ''AS IS''.

4. 2015-10-14
   listed $13,750 640-char remark

   Show marketing remark (640 chars)

   FIXER UPPER! This solid home has the location, lot, and space but needs a make over and is priced accordingly. 3 bedroom and 2 bath. Older shed in back yard with paved back alley access. Owner believes the metal roof on house was put on a couple years ago. Home has natural gas forced air heat and central air. Special assessment balance is $1,630.58. Buyer can pay these off or continue to make annual payment to the city in amount of $193.31. Because this year's annual payment did not get paid, it will get attached to next year's taxes in the amount of $212.64. Owner deceased and family member is selling property ''AS IS''.

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 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: $13,611
• − Mortgage interest: −$4,196
• − Property taxes: −$1,342
• − Insurance: −$374
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,179
• Taxable income: $3,342
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,520/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

+444.7% since first listed

6 events — show timeline

• 2026-05-29 Sold (Public Records) $74,900 Public Records
• 2026-05-27 Sold (MLS) $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-20 Sold (MLS) $13,750 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-14 Listed $13,750 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $1,342 · -4.4% YoY. Source: county tax records.