137 S Miles St · Fremont, IA 52561

$109,999

2 bd · 1.5 ba · 780 sqft · SingleFamily public records · 40 Days on market

Built 1951

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Why this score? — see what drove the D+ 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.9/10.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

?? SMALL TOWN LIVING + BIG YARD + COVERED DECK $109,999 & acirc; & euro; & ldquo; Fremont, IA EBF School District Looking for space, comfort, and affordability? This 2-bedroom home offers a large yard, covered deck with gate, and attached garage & acirc; & euro; & rdquo; all in a quiet neighborhood! ?? 2 bedrooms, 1 full bath ?? Additional toilet in basement ?? Large living room ?? Kitchen w/ newer electric stove ?? Central heat & amp; air ?? Full basement (storage + extra space) ?? Attached garage ?? Large covered deck w/ gate (great for pets or kids) ?? Spacious 0.25-acre yard ?? Appliances included: upright freezer + washer & amp; dryer + electric st

Key facts

• Big yard
• Covered deck
• Spacious yard

Tags

• BIG YARD
• COVERED DECK
• FULL BASEMENT
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-30 ($-364/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (23.2% below list).
• Recommended offer: $84k (23.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#716 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Eddyville-Blakesburg- Fremont CSD (rural): math 58% / reading 57% proficiency, ranked #253 of 289 in IA (top 88%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fremont Elementary (math 64% / reading 54%, grade B-, #390 of 616 statewide, top 69%, 126 students, 43% FRL); Eddyville-Blakesburg-Fremont Jr/Sr High (math 48% / reading 56%, grade D+, #299 of 336 statewide, top 91%, 423 students, 35% FRL).
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($760 loan paydown + $5k appreciation (5.0% local appreciation)).
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,456 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.76×
• Total profit: $23,301
• Equity at exit: $62,233

10-year hold

• IRR: 13.0%
• Equity multiple: 3.34×
• Total profit: $72,128
• Equity at exit: $107,323

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52561

• Home prices YoY: 2.5%
• Active inventory: 3
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-30

Break-even live

Break-even rent $883

Max offer price $104,645

Occupancy floor 99%

Sensitivity live

Price	-10% $32	-5% $1	+0% $-30	+5% $-61	+10% $-93
Rent	-10% $-97	-5% $-64	+0% $-30	+5% $3	+10% $36
Rate	-1.0pp $25	-0.5pp $-2	base $-30	+0.5pp $-59	+1.0pp $-88

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,999 Active 40 DOM
2. 2026-06-21
   days on market $109,999 Active 39 DOM
3. 2026-06-18
   days on market $109,999 Active 37 DOM
4. 2026-06-17
   days on market $109,999 Active 36 DOM
5. 2026-06-16
   days on market $109,999 Active 35 DOM
6. 2026-06-15
   days on market $109,999 Active 34 DOM
7. 2026-06-13
   days on market $109,999 Active 32 DOM
8. 2026-06-12
   days on market $109,999 Active 31 DOM
9. 2026-06-09
   days on market $109,999 Active 28 DOM
10. 2026-06-08
    days on market $109,999 Active 27 DOM
11. 2026-06-07
    days on market $109,999 Active 26 DOM
12. 2026-06-07
    days on market $109,999 Active 25 DOM
13. 2026-06-04
    days on market $109,999 Active 22 DOM
14. 2026-06-02
    days on market $109,999 Active 21 DOM
15. 2026-06-01
    days on market $109,999 Active 20 DOM
16. 2026-05-31
    days on market $109,999 Active 19 DOM
17. 2026-05-31
    days on market $109,999 Active 18 DOM
18. 2026-05-12
    listed $109,999 Active 903-char remark

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

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $898 · $75/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$414/yr (+$35/mo · 46.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,135
• − Mortgage interest: −$6,162
• − Property taxes: −$898
• − Insurance: −$550
• − Repairs & maintenance: −$811
• − Management: −$811
• − Depreciation: −$3,200
• Taxable loss: −$2,296
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $187/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: Eddyville-Blakesburg- Fremont CSD
• NCES district ID: 1904950
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $51,731
• Composite: 49.18/100
• National rank: #2041
• State rank: #253 of 289 in IA

Livability — Fremont

• Score: 62/100
• State rank: #716
• US rank: #16587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, IA
• Population (ZIP): 1,179

Population outlook (Mahaska County) Hauer SSP2

• Today (2025): 22,032 people
• By 2030: 21,682 · -1.6%
• By 2040: 20,750 · -5.8%
• By 2050: 19,800 · -10.1%
• By 2075: 17,839 · -19.0%
• By 2100: 15,829 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 8% Italian 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Mahaska

• 2024 margin: Solid R (+51.6) · D 23.6% · R 75.2% · Other 1.1%
• 2008→2024 swing: -35.1pp toward R · 2008: -16.5pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+47.4 2016: R+45.7 2012: R+20.5 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 203.1398
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

1 event — show timeline

• 2026-05-12 Listed $109,999 FSBO.com

Property tax history

+2.0%/yr

Latest (2025): $898 · -2.6% YoY. Source: county tax records.