Six-Bedroom
For Sale
$217,000
111-113 32nd Avenue N, Fargo, ND 58102
Residential Income, Fargo, ND
Property Size2,304 SF
Lot Size0.26 Acres
Price / SF$94.18
Days on Market62
Property Features for 111-113 32nd Avenue N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 6, Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Bedroom 3, Bathroom 1, Bedroom 5
Parking features
Driveway
Exterior features
Vinyl
Subdivision
Vanradens 2nd
High school district
Fargo
Directions
use Google Maps
Special listing conditions
Short Sale
Standard status
Active
APN
01356000240000
Size
2,304 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
3415
Utilities
Heating system
Baseboard
Building Details
Year built
1976
Listing Agency:
eXp Realty (219 WF)
(701) 540-5000
Listed By:
Michelle Larson-Hoppe
(612) 751-9303
Added: Jul 28
Changed: Sep 24
Last Checked: Sep 27 at 1:06PM
MLS# 7117561
Copyright © 2026 Northstar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1976 duplex contains 2,304 square feet across two separate residential units. Each unit includes 3 bedrooms and 1 bathroom, creating a total of 6 bedrooms and 2 bathrooms. The property has a vinyl exterior, baseboard heating, and driveway parking.
The building is located in North Fargo near schools, parks, dining, and everyday conveniences. It is being sold as-is and requires TLC, updates, and repairs, making the condition and improvement scope central to the property evaluation. The site encompasses 0.257 acres at 111-113 32nd Avenue N.
The building is located in North Fargo near schools, parks, dining, and everyday conveniences. It is being sold as-is and requires TLC, updates, and repairs, making the condition and improvement scope central to the property evaluation. The site encompasses 0.257 acres at 111-113 32nd Avenue N.
Key Highlights
- Two‑unit duplex with 2,304 square feet
- Each unit includes 3 bedrooms and 1 bathroom
- 6 total bedrooms and 2 total bathrooms
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,051
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$381,020
$381.0K
Cap Rate 7%
$272,157
$272.2K
Cap Rate 9%
$211,678
$211.7K
Market Conditions
NOI Build-Up for 2,304 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.3K $16.20/SF
− Vacancy
−$2.7K −$1.17/SF
EGI
$34.6K $15.03/SF
− OpEx
−$15.6K −$6.77/SF
NOI
$19.1K $8.27/SF
Area
Fargo, ND
Vacancy
7.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$381,020
Cap Rate 7%
$272,157
Cap Rate 9%
$211,678
Alternative Uses
Best Use
Multifamily LT 5
$297.3K
$260.1K – $346.8K
NOI $20,810 @ 7.0% cap · market cap 9.59%
Second Best
Apartment 5plus
$272.2K
$238.1K – $317.5K
NOI $19,051 @ 7.0% cap · market cap 8.78%
Theoretical Best
Office A
$499.8K
$437.3K – $583.1K
NOI $34,986 @ 7.0% cap · market cap 16.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
215
Businesses Nearby
Explore this area
Business Placement
Demographics for 58102, ND
30,767
Population
16,757
Households
1.8
Avg Household Size
32
Median Age
45%
College-Educated
95%
High-School Grad
31.6 sq mi
ZIP Area
974
Density / Sq Mi
$56,028
Median Household Income
$31,939
Median Earnings
$829
Median Rent
$235,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate units provide a straightforward layout for renovation and rental use in North Fargo.
Where is this duplex located?
The property is located at 111-113 32nd Avenue N Fargo, ND.
What is the asking price?
The asking price for this property is $217,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,304 square feet; Each unit includes 3 bedrooms and 1 bathroom; 6 total bedrooms and 2 total bathrooms
