440 2nd Ave Sw

Perham, Minnesota, 56573

Tax DeedpendingSells Oct 8, 2026 · in 26 days

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Opening bid

$163,100

Assessed value

$169,900

Land $14,000Improvement $155,900

Market / AVM

$221,000

Taxes owed

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Parcel number: 77000990205001
Case number: —
Land use: Residential
Beds / baths: 4 bd · 2 ba
Building: 1,103 sqft
Acreage: 0.22
Lot size: 9,583 sqft
Year built: 1931
Owner of record: State Of Minnesota

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 440 2nd Ave Sw — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 440 2nd Ave Sw — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Otter Tail County rules

Sale type: Tax Deed
Redemption: 3 years from judgment (5 years for homestead/ag land)
Return if redeemed: N/A — outright deed transfer
Statute: Minnesota Statutes Ch. 280–282

Full county profile →

Historical comps

No historical bucket for MN|Tax Deed

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Tax forfeiture to the State and subsequent county deed generally cut off most private liens; federal tax liens, certain environmental liabilities, and access/survey defects remain risks. Full title search mandatory.

Quiet title

Sometimes used for marketable title if chain or notice issues appear; many MN forfeited deeds close with underwriter conditions.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Otter Tail County Auditor-Treasurer — Tax-Forfeited Lands ↗

Deal analysis

Your maximum bid

$132,376

Do not bid — the numbers do not clear your margin.

Opening bid $163,100

Room to bid -$30,725

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

Pass

History + oracle say stay out or wait — do not chase.

History sample

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Median sold

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p(redeem) prior

—

No historical bucket for MN|Tax Deed; suggestion uses oracle only.
Oracle says no-bid — suggestion is pass.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $221,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $221,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$17,680
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MN range ($1,800–$5,000, ~5 months).: −$3,400
Deed recording and transferassumed Typical MN recording and deed issuance cost.: −$250
Holding costs (3 months)assumed Taxes, insurance, and securing the property at ~$332/month.: −$995
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$66,300
Maximum bid: $132,376

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE SAME PARCEL HAS TWO PRICES THIRTY DAYS APART, AND THE SECOND IS THE TAX BILL. Under § 282.005 the initial price is "equal to the estimated market value, as determined by the most recent assessment", and "the property must not be sold for less than the initial price for 30 days after it is initially made available at auction". Then: "if no buyer is willing to pay the initial price, the price for the property must be reduced to the minimum bid" — the sum of delinquent taxes, special assessments, penalties, interest and costs. A Minnesota listing is worth almost nothing at market value and potentially a great deal at the tax debt, and the engine cannot tell which stage an opening bid represents. Establish that before treating a Minnesota figure as real.
The ratio is 1.0 because the assessor's estimated market value is already a market figure, so a derived Minnesota ARV is only as good as the last assessment. It is the same number the county opened the auction at, which means a parcel that failed to sell at its EMV has been rejected by the market at exactly the value this ARV asserts — read a no-sale as evidence about the number, not just about the parcel.
The opening bid of $163,100 is already above your ceiling of $132,375.5.

AI risk brief

Reads this parcel against Otter TailCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.