822 W Maple Ave

Cash flows

45 photos

Photos courtesy of KELLER WILLIAMS REALTY BRAINERD LAK - Broker, via Realtor.com.

Asking price: $149,900
Monthly cash flow: $732
Estimated rent: $2,700/mo
Break-even price: $287,342

Adjust the numbers See the full breakdown

From the listing

Investor friendly duplex located on the west end of Fergus Falls offering great income with solid upside potential. The main with upper unit features 3 bedrooms. The lower level unit includes a separate 2 bedroom apartment, providing multiple income streams from one property. Low-maintenance vinyl siding and a detached single garage are already in place. This property presents a strong opportunity to increase cash flow through rental adjustments or continued improvements. Multi-unit properties with this configuration and potential are rarely available in this area. Act Fast!

Listing courtesy of KELLER WILLIAMS REALTY BRAINERD LAK - Broker (Ryan Hanson). Description from Realtor.com, MLS #7008996. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $149,900
Cash to close: $34,477
Price per unit: $74,950
GRM: 4.6

Each month

Cash flow: $732/mo
Cash-on-cash: 25.5%
Cap rate: 12.2%
DSCR: 1.92×

Break-even

Price that breaks even: $287,342
Rent that breaks even: $1,762/mo

Long run

Year 30: property vs stocks: $1.76M vs $262K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Listing	−$166
Insurance Estimate	−$180
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$1,529
Mortgage (principal + interest)	−$798
Cash flow	$732
Principal paid down (equity, not cash)	$102

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $134,910 of principal by year 30	$0
Plus rental profits, invested at 7%$517,941 of profit by year 30, before investment growth	$1,282,305
What you'd walk away with	$1,624,321
If you put the same money in stocks
Cash to close ($19,487) invested at 7%	$148,340
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$148,340
Building minus stocks	$1,475,981

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $134,910 of principal by year 30	$0
Plus rental profits, invested at 7%$387,535 of profit by year 30, before investment growth	$926,998
What you'd walk away with	$1,269,014
If you put the same money in stocks
Cash to close ($19,487) invested at 7%	$148,340
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$148,340
Building minus stocks	$1,120,674

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $125,910 of principal by year 30	$0
Plus rental profits, invested at 7%$539,767 of profit by year 30, before investment growth	$1,351,918
What you'd walk away with	$1,671,117
If you put the same money in stocks
Cash to close ($18,187) invested at 7%	$138,444
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$138,444
Building minus stocks	$1,532,673

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $125,910 of principal by year 30	$0
Plus rental profits, invested at 7%$409,361 of profit by year 30, before investment growth	$996,611
What you'd walk away with	$1,315,811
If you put the same money in stocks
Cash to close ($18,187) invested at 7%	$138,444
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$138,444
Building minus stocks	$1,177,367

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $119,920 of principal by year 30	$0
Plus rental profits, invested at 7%$557,891 of profit by year 30, before investment growth	$1,421,440
What you'd walk away with	$1,763,455
If you put the same money in stocks
Cash to close ($34,477) invested at 7%	$262,448
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$262,448
Building minus stocks	$1,501,007

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $119,920 of principal by year 30	$0
Plus rental profits, invested at 7%$427,485 of profit by year 30, before investment growth	$1,066,133
What you'd walk away with	$1,408,149
If you put the same money in stocks
Cash to close ($34,477) invested at 7%	$262,448
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$262,448
Building minus stocks	$1,145,701

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $111,920 of principal by year 30	$0
Plus rental profits, invested at 7%$577,052 of profit by year 30, before investment growth	$1,481,771
What you'd walk away with	$1,800,970
If you put the same money in stocks
Cash to close ($32,177) invested at 7%	$244,940
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$244,940
Building minus stocks	$1,556,030

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $111,920 of principal by year 30	$0
Plus rental profits, invested at 7%$446,645 of profit by year 30, before investment growth	$1,126,464
What you'd walk away with	$1,445,664
If you put the same money in stocks
Cash to close ($32,177) invested at 7%	$244,940
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$244,940
Building minus stocks	$1,200,724

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $112,425 of principal by year 30	$0
Plus rental profits, invested at 7%$575,842 of profit by year 30, before investment growth	$1,477,962
What you'd walk away with	$1,819,978
If you put the same money in stocks
Cash to close ($41,972) invested at 7%	$319,502
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$319,502
Building minus stocks	$1,500,476

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$363,847
Minus 6% selling cost	−$21,831
Minus loan still owedTenants' rent paid down all $112,425 of principal by year 30	$0
Plus rental profits, invested at 7%$445,436 of profit by year 30, before investment growth	$1,122,656
What you'd walk away with	$1,464,671
If you put the same money in stocks
Cash to close ($41,972) invested at 7%	$319,502
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$319,502
Building minus stocks	$1,145,169

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $104,925 of principal by year 30	$0
Plus rental profits, invested at 7%$593,805 of profit by year 30, before investment growth	$1,534,523
What you'd walk away with	$1,853,722
If you put the same money in stocks
Cash to close ($39,172) invested at 7%	$298,187
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$298,187
Building minus stocks	$1,555,535

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$339,574
Minus 6% selling cost	−$20,374
Minus loan still owedTenants' rent paid down all $104,925 of principal by year 30	$0
Plus rental profits, invested at 7%$463,399 of profit by year 30, before investment growth	$1,179,216
What you'd walk away with	$1,498,416
If you put the same money in stocks
Cash to close ($39,172) invested at 7%	$298,187
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$298,187
Building minus stocks	$1,200,229

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.76M, stocks $262K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

3 bed estimate $1,500/mo · range $1,300–$1,725 · 141 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
520 3rd St NW, Pelican Rapids	$1,395	3 / 1	950	19.8 mi	2025-01-07	Apartment
418 S 8th St, Breckenridge	$1,295	3 / 1	905	23.7 mi	2025-01-07	Apartment
605 Buffalo Ave, Breckenridge	$800	3 / 1	1,196	23.8 mi	2026-09-15	Apartment
1560 Hartford St, Hawley	$1,325	3 / 2	1,311	42.4 mi	2026-09-17	Apartment
3904 County Road 42 NE Unit Ne, Alexandria	$1,650	3 / 1	—	42.5 mi	—	Apartment
122 City Park Rd, Alexandria	$1,300	3 / 1	—	43.9 mi	—	Apartment
411 Elm St Apt 3, Alexandria	$1,500	3 / 2	—	43.9 mi	—	Apartment
1717 Nokomis St Apt C, Alexandria	$950	3 / 1	—	45.1 mi	—	Apartment
1721 Nokomis St Apt 2, Alexandria	$950	3 / 1	—	45.1 mi	—	Apartment
1805 7th Ave E, Alexandria	$1,595	3 / 1	950	45.2 mi	2025-01-07	Apartment

2 bed estimate $1,200/mo · range $975–$1,400 · 465 rentals across Greater Minnesota

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
816 W Laurel St, Fergus Falls	$900	2 / 1	895	0.1 mi	2025-04-02	Apartment
1234 N Broadway, Fergus Falls	$980	2 / 1	850	0.5 mi	—	Apartment
623 W Fir Ave, Fergus Falls	$1,115	2 / 1	1,080	0.5 mi	2025-01-03	Apartment
1515 College Way, Fergus Falls	$1,000	2 / 1	772	0.5 mi	2025-10-10	Apartment
301 7th Ave NW, Pelican Rapids	$1,250	2 / 1	950	19.9 mi	2025-01-07	Apartment
125 6th St SW, Barnesville	$880	2 / 1	—	29.8 mi	2026-09-30	Apartment
101 4th St E, Brandon	$895	2 / 1	—	32.5 mi	2026-08-04	Apartment
101 4th St E Apt 7, Brandon	$895	2 / 1	700	32.5 mi	2026-10-01	Apartment
1327 Madison Ave, Detroit Lakes	$1,200	2 / 1	—	37.8 mi	2026-06-23	Apartment
1210 Jackson Ave, Detroit Lakes	$845	2 / 1	—	38.0 mi	2026-06-24	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 822 MAPLE AVE W

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 263 days on market

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$1,998
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,162
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. base rate	8% / 8%

Status history

2026-01-15New at $149,900

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$1,998
County	Otter Tail
Parcel number	71003991370000

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with Fergus Falls on rental licensing before you buy.