301 Demers Ave Ave · Fisher, MN 56723

$129,900

3 bd · 1.0 ba · 1,609 sqft · SingleFamily public records · 17 Days on market

Built 1895 10,000 sqft lot

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Why this score? — see what drove the C 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 +16.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +5.1/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom, 2-bath home features a detached double-stall garage on a large corner lot. Newly refinished hardwood floors, updated bathrooms, and convenient main - floor laundry. Check it out today!

Key facts

• Large corner lot
• Main floor laundry
• Updated bathrooms

Tags

• DETACHED DOUBLE-STALL GARAGE
• LARGE CORNER LOT
• UPDATED BATHROOMS
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Converted garage with garage door opener; 2-car garage
• Utilities: Public water; Propane service
• Home design: Single-family residence; One and one-half story; Wood siding
• Construction: Brick/mortar foundation
• Exterior features: Fenced yard; Corner lot (100 x 100)

Interior

• Heating & cooling: Baseboard heating; Forced air heating; Propane heating
• Interior features: Wood-burning fireplace (1); Partial basement; 11 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#199 in MN, #4,190 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Fisher Public School District (rural): math 40% / reading 40% proficiency, ranked #347 of 467 in MN (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fisher Elementary (math 42% / reading 52%, grade D-, #492 of 857 statewide, top 61%, 140 students, 54% FRL); Fisher Secondary (math 24% / reading 24%, grade F, #383 of 471 statewide, top 88%, 92 students, 51% FRL) — zoned schools average 52% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 42 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $8k appreciation (6.5% local appreciation)).
• Polk County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $130k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $291,229
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Demers Ave Ave	0.00mi	3/2.0	1,609 (0%)	0mo	$129,900	$81	96
408 Demers Ave	0.14mi	3/1.0	1,498 (-7%)	7mo	$200,000	$134	76
406 Memorial Dr	0.46mi	3/2.0	1,630 (+1%)	6mo	$294,500	$181	67
407 2nd ST South St	0.32mi	4/2.5 (+1)	1,368 (-15%)	3mo	$320,000	$234	46

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

Projected returns pro-forma

6.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.28×
• Total profit: $46,587
• Equity at exit: $85,919

10-year hold

• IRR: 18.0%
• Equity multiple: 4.64×
• Total profit: $132,277
• Equity at exit: $159,626

Cash invested: $36,372 (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 56723

• Home prices YoY: 3.1%
• Active inventory: 5
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $79

Break-even live

Break-even rent $1,210

Max offer price $129,900

Occupancy floor 89%

Sensitivity live

Price	-10% $152	-5% $116	+0% $79	+5% $42	+10% $5
Rent	-10% $-25	-5% $27	+0% $79	+5% $131	+10% $182
Rate	-1.0pp $144	-0.5pp $112	base $79	+0.5pp $45	+1.0pp $11

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-27
   listed $129,900 Active
4. 1993-05-25
   soldstatus $46,000

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,722
• − Mortgage interest: −$7,276
• − Property taxes: −$2,650
• − Insurance: −$650
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,779
• Taxable loss: −$1,148
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,222/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: Fisher Public School District
• NCES district ID: 2712180
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $60,943
• Composite: 37.97/100
• National rank: #8673
• State rank: #347 of 467 in MN

Livability — Fisher

• Score: 75/100
• State rank: #199
• US rank: #4190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fisher, MN
• Population (ZIP): 912

Population outlook (Polk County) Hauer SSP2

• Today (2025): 31,123 people
• By 2030: 30,720 · -1.3%
• By 2040: 29,806 · -4.2%
• By 2050: 29,022 · -6.8%
• By 2075: 27,972 · -10.1%
• By 2100: 26,953 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 35% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+33.8) · D 32.3% · R 66.0% · Other 1.7%
• 2008→2024 swing: -38.3pp toward R · 2008: 4.6pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+28.4 2016: R+29.0 2012: R+5.8 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.52%
• Current HPI: 218.343
• 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

+182.4% since first listed

4 events — show timeline

• 2026-05-15 Pending — GFAAR
• 2026-05-01 Contingent — GFAAR
• 2026-04-27 Listed $129,900 GFAAR
• 1993-05-25 Sold (Public Records) $46,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,650 · +7.3% YoY. Source: county tax records.