Two-Unit Duplex with
For Sale
$159,900
822 W Maple Ave, Fergus Falls, MN 56537
West-end duplex with separate apartments, vinyl siding, and detached garage improvements.
Property Size1,447 SF
Price / SF$110.50
Days on Market11
Property Features for 822 W Maple Ave
General Information
Standard status
Active
Size
1,447 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR, 1 x 2BR
Multifamily Units
2
Building Details
Year Built
1928
Buildings
1
Listing Agency:
Keller Williams Realty Professionals
(218) 205-7351
Listed By:
Ryan Hanson · License #1104
Source:
Searchhousesnow
Added: Aug 18
Changed: Aug 28
Last Checked: Aug 28 at 6:54AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Professionals
Investment Insights
Based on property information with market context.
This 1,447-square-foot duplex, built in 1928, includes an upper residence with three bedrooms and a separate lower-level apartment with two bedrooms. The property has low-maintenance vinyl siding and a detached single-car garage.
Located at 822 W Maple Ave in Fergus Falls, the property offers two distinct residential units within one building. The existing configuration provides separate living areas for each apartment and established garage access for the property.
Located at 822 W Maple Ave in Fergus Falls, the property offers two distinct residential units within one building. The existing configuration provides separate living areas for each apartment and established garage access for the property.
Key Highlights
- 1,447‑square‑foot duplex built in 1928
- Upper unit includes 3 bedrooms
- Separate lower‑level apartment with 2 bedrooms
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
$12,124
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
7.58%
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%
$242,480
$242.5K
Cap Rate 7%
$173,200
$173.2K
Cap Rate 9%
$134,711
$134.7K
Market Conditions
NOI Build-Up for 1,447 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
$18.2K $12.60/SF
− Vacancy
−$912 −$0.63/SF
EGI
$17.3K $11.97/SF
− OpEx
−$5.2K −$3.59/SF
NOI
$12.1K $8.38/SF
Area
Otter Tail County, MN
Vacancy
5.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
30.00%
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%
$242,480
Cap Rate 7%
$173,200
Cap Rate 9%
$134,711
Alternative Uses
Best Use
Multifamily LT 5
$173.2K
$151.6K – $202.1K
NOI $12,124 @ 7.0% cap · market cap 7.58%
Second Best
Apartment 5plus
$160.3K
$140.2K – $187.0K
NOI $11,218 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$314.3K
$275.1K – $366.7K
NOI $22,004 @ 7.0% cap · market cap 13.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
329
Businesses Nearby
Explore this area
Business Placement
Demographics for 56537, MN
19,230
Population
9,498
Households
2
Avg Household Size
44
Median Age
30%
College-Educated
96%
High-School Grad
283.4 sq mi
ZIP Area
68
Density / Sq Mi
$62,279
Median Household Income
$40,272
Median Earnings
$840
Median Rent
$223,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - West-end duplex with separate apartments, vinyl siding, and detached garage improvements.
Where is this duplex located?
The property is located at 822 W Maple Ave Fergus Falls, MN.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 1,447‑square‑foot duplex built in 1928; Upper unit includes 3 bedrooms; Separate lower‑level apartment with 2 bedrooms
