1329 Fremont St · South Bend, IN 46628

$126,500

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 81 Days on market

Built 1952 5,227 sqft lot $162/sqft · 119% above area

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two bedroom home has been well loved and is ready for its next owner. New roof in 2024 and completely updated with new carpet, paint, bathroom and kitchen. Nice back yard with off street parking with small shed. You will also love that the laundry room is on the main level. Don't miss your chance to see this lovely home!

Key facts

• Back yard
• Off street parking
• Updated kitchen

Tags

• NEW ROOF
• UPDATED BATHROOM
• UPDATED KITCHEN
• LAUNDRY ROOM ON MAIN LEVEL
• BACK YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (8.2% below list).
• Recommended offer: $116k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.3% in South Bend — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#365 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• South Bend Community School Corporation (urban): math 12% / reading 21% proficiency, ranked #284 of 301 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kennedy Academy (math 45% / reading 52%, grade D, #304 of 994 statewide, top 31%, 520 students, 61% FRL); Lasalle Academy (math 23% / reading 53%, grade F, #136 of 330 statewide, top 44%, 488 students, 56% FRL); Clay High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 628 students, 65% FRL).
• Zoned-school proficiency averages 40% at this address vs 16% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the South Bend Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.8%/yr); 429 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $875 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,184 (8.2% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $57,681
• List price: $126,500
• Delta: 119.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1353 N Olive St	0.06mi	2/1.0	720 (-8%)	3mo	$60,000	$83	82
1133 N Brookfield St	0.43mi	2/1.0	792 (+2%)	0mo	$112,900	$143	77
1134 College St	0.51mi	2/1.0	792 (+2%)	3mo	$115,600	$146	71
2702 Prast Blvd	0.51mi	2/1.0	804 (+3%)	0mo	$75,000	$93	71
1650 N Brookfield St	0.47mi	2/1.0	720 (-8%)	1mo	$50,000	$69	64
1501 N Adams St	0.51mi	2/1.0	840 (+8%)	0mo	$134,900	$161	63
3005 Frederickson St	0.62mi	2/1.0	736 (-6%)	0mo	$95,000	$129	61
1118 N Brookfield St	0.47mi	2/1.0	864 (+11%)	1mo	$159,900	$185	59
1811 N Brookfield St	0.57mi	2/1.0	852 (+9%)	1mo	$89,900	$106	57
1133 Wilber St	0.60mi	2/1.0	842 (+8%)	3mo	$138,000	$164	56
1622 Wilber St	0.63mi	2/1.0	840 (+8%)	3mo	$107,800	$128	55
722 Johnson St	0.67mi	2/1.0	892 (+14%)	0mo	$65,000	$73	44

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

Projected returns pro-forma

-3.0% appreciation · 6.78% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-5,152
• Equity at exit: $18,862

10-year hold

• IRR: 9.4%
• Equity multiple: 1.83×
• Total profit: $29,548
• Equity at exit: $10,937

Cash invested: $35,420 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46628

• Rents YoY: 6.8%
• Active inventory: 429
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$663
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $170

Break-even live

Break-even rent $947

Max offer price $126,500

Occupancy floor 80%

Sensitivity live

Price	-10% $241	-5% $206	+0% $170	+5% $134	+10% $98
Rent	-10% $78	-5% $124	+0% $170	+5% $216	+10% $262
Rate	-1.0pp $234	-0.5pp $202	base $170	+0.5pp $137	+1.0pp $104

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: $31,625
• Closing costs: $3,795
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1141 Fremont St South Bend, IN	3.0	1.0	760	$1,100	$1.45	22d	1	0.19mi
1614 Fremont St South Bend, IN	2.0	1.0	720	$850	$1.18	22d	1	0.21mi
1505 Huey St South Bend, IN	3.0	1.0	864	$1,425	$1.65	22d	1	0.22mi
2823 Calhoun St South Bend, IN	2.0	1.0	720	$1,249	$1.73	45d	1	0.24mi
2013 Elwood Ave South Bend, IN	3.0	1.0	720	$999	$1.39	45d	1	0.29mi
1046 N Elmer St South Bend, IN	2.0	1.0	1050	$1,025	$0.98	22d	1	0.31mi
1314 Johnson St South Bend, IN	2.0	1.0	902	$1,150	$1.27	15d	1	0.33mi
1630 Obrien St South Bend, IN	3.0	1.0	1120	$1,400	$1.25	15d	1	0.36mi
1709 Huey St South Bend, IN	2.0	1.0	720	$995	$1.38	22d	1	0.37mi
1710 Johnson St South Bend, IN	3.0	1.0	1000	$1,350	$1.35	45d	1	0.46mi
1237 Wilber St South Bend, IN	2.0	1.0	880	$1,200	$1.36	45d	1	0.56mi
3224 Ardmore Trl South Bend, IN	1.0	1.0	675	$864	$1.28	15d	2	0.58mi
729 N Elmer St South Bend, IN	2.0	1.0	672	$1,100	$1.64	15d	1	0.61mi
717 Huey St South Bend, IN	2.0	1.0	672	$1,050	$1.56	45d	1	0.63mi
1308 Kinyon St South Bend, IN	2.0	1.0	700	$1,100	$1.57	45d	1	0.83mi
1214 Queen St South Bend, IN	3.0	1.0	1056	$1,300	$1.23	15d	1	0.90mi
2417 Linden Ave South Bend, IN	2.0	1.0	1000	$1,200	$1.20	45d	1	0.90mi
736 Lawndale Ave Unit 1 South Bend, IN	3.0	1.0	1072	$1,200	$1.12	15d	1	0.91mi
1428 Kessler Blvd South Bend, IN	3.0	1.0	936	$1,000	$1.07	45d	1	0.93mi
1201 Woodward Ave South Bend, IN	2.0	1.0	960	$1,675	$1.74	45d	1	1.06mi
910 Allen St South Bend, IN	3.0	1.0	1100	$1,350	$1.23	22d	1	1.06mi
1033 Beale St South Bend, IN	3.0	1.0	840	$1,250	$1.49	22d	1	1.10mi
937 Roosevelt St South Bend, IN	2.0	1.0	720	$1,060	$1.47	45d	1	1.16mi
929 Beale St South Bend, IN	2.0	1.0	720	$975	$1.35	45d	1	1.20mi
208 S Bendix Dr South Bend, IN	3.0	1.0	864	$1,150	$1.33	22d	1	1.34mi
202 N Chicago St South Bend, IN	2.0	1.0	720	$1,055	$1.47	45d	1	1.40mi
2527 Riverside Dr South Bend, IN	3.0	1.5	1048	$1,595	$1.52	22d	1	1.47mi

Listing history 26 events

1. 2026-06-22
   days on market $126,500 Active 81 DOM
2. 2026-06-18
   days on market $126,500 Active 78 DOM
3. 2026-06-17
   days on market $126,500 Active 77 DOM
4. 2026-06-16
   days on market $126,500 Active 76 DOM
5. 2026-06-15
   days on market $126,500 Active 75 DOM
6. 2026-06-14
   days on market $126,500 Active 73 DOM
7. 2026-06-13
   days on market $126,500 Active 72 DOM
8. 2026-06-10
   days on market $126,500 Active 70 DOM
9. 2026-06-09
   days on market $126,500 Active 69 DOM
10. 2026-06-08
    days on market $126,500 Active 68 DOM
11. 2026-06-07
    days on market $126,500 Active 67 DOM
12. 2026-06-03
    days on market $126,500 Active 63 DOM
13. 2026-06-02
    days on market $126,500 Active 62 DOM
14. 2026-06-01
    days on market $126,500 Active 61 DOM
15. 2026-05-31
    days on market $126,500 Active 60 DOM
16. 2026-05-30
    days on market $126,500 Active 59 DOM
17. 2026-04-14
    price $126,500 336-char remark

    Show marketing remark (336 chars)

    This charming two bedroom home has been well loved and is ready for its next owner. New roof in 2024 and completely updated with new carpet, paint, bathroom and kitchen. Nice back yard with off street parking with small shed. You will also love that the laundry room is on the main level. Don't miss your chance to see this lovely home!

18. 2026-04-01
    listed $129,000 Active 336-char remark

    Show marketing remark (336 chars)

    This charming two bedroom home has been well loved and is ready for its next owner. New roof in 2024 and completely updated with new carpet, paint, bathroom and kitchen. Nice back yard with off street parking with small shed. You will also love that the laundry room is on the main level. Don't miss your chance to see this lovely home!

19. 2023-08-18
    soldstatus $110,000 Closed 328-char remark

    Show marketing remark (328 chars)

    Turn key property, completely remodel home with 2 bedrooms and 1 bath, new laminate floors, new carpet. Kitchen has new cabinets and all new stainless steel appliances with a beautiful tile backsplash. Also in the bathroom everything is new from flooring, shower tub, toilet, cabinets. Property is ready to move in and be enjoy!

20. 2023-08-01
    historical 328-char remark

    Show marketing remark (328 chars)

    Turn key property, completely remodel home with 2 bedrooms and 1 bath, new laminate floors, new carpet. Kitchen has new cabinets and all new stainless steel appliances with a beautiful tile backsplash. Also in the bathroom everything is new from flooring, shower tub, toilet, cabinets. Property is ready to move in and be enjoy!

21. 2023-07-21
    status Pending 328-char remark

    Show marketing remark (328 chars)

    Turn key property, completely remodel home with 2 bedrooms and 1 bath, new laminate floors, new carpet. Kitchen has new cabinets and all new stainless steel appliances with a beautiful tile backsplash. Also in the bathroom everything is new from flooring, shower tub, toilet, cabinets. Property is ready to move in and be enjoy!

22. 2023-07-08
    listed $114,900 Active 328-char remark

    Show marketing remark (328 chars)

    Turn key property, completely remodel home with 2 bedrooms and 1 bath, new laminate floors, new carpet. Kitchen has new cabinets and all new stainless steel appliances with a beautiful tile backsplash. Also in the bathroom everything is new from flooring, shower tub, toilet, cabinets. Property is ready to move in and be enjoy!

23. 2023-03-27
    soldstatus $41,000
24. 2023-03-22
    soldstatus $41,000 Closed
25. 2023-03-07
    status Pending
26. 2023-03-02
    listed $45,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $383 · $32/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$346/yr (+$29/mo · 90.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,942
• − Mortgage interest: −$7,086
• − Property taxes: −$383
• − Insurance: −$632
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,680
• Taxable loss: −$70
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $2,055/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: South Bend Community School Corporation
• NCES district ID: 1810290
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,935
• Composite: 14.21/100
• National rank: #9452
• State rank: #284 of 301 in IN

Livability — South Bend

• Score: 64/100
• State rank: #365
• US rank: #13730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bend, IN
• County: Saint Joseph County · 189,048 people
• City population: 99,767
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 27,685
• Household income: $61,759
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1024.0

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.47%
• Current HPI: 202.112
• Rent YoY: ▲ 6.78%
• Metro: South Bend-Mishawaka, IN-MI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+181.1% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $126,500 IRMLS
• 2026-04-01 Listed $129,000 IRMLS
• 2023-08-18 Sold (MLS) $110,000 IRMLS
• 2023-08-01 Delisted — IRMLS
• 2023-07-21 Pending — IRMLS
• 2023-07-08 Listed $114,900 IRMLS
• 2023-03-27 Sold (Public Records) $41,000 Public Records
• 2023-03-22 Sold (MLS) $41,000 IRMLS
• 2023-03-07 Pending — IRMLS
• 2023-03-02 Listed $45,000 IRMLS

Property tax history

-13.7%/yr

Latest (2023): $383 · -56.5% YoY. Source: county tax records.