516 S Fremont Sts S · Stuart, IA 50250

$114,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 69 Days on market

Built 1977 8,276 sqft lot ↓ 4% since listing

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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 +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Extensive renovation and substantial amount of improvements including new vinyl flooring, new tiles in kitchen and dining area and backsplash. Almost 20k spent on new Windows with Window World with limited lifetime warranty. New stairs and garage has a new door with auto opener remote. All inside trim new on baseboard and windows trim! Besides garage with new door and remote opener . About 924 square feet with 2 br and one full bath. New door closer on both doors. Beautiful level yard with access to garage by road in back. Town water and sewer and walk to grocery! New price is under recently appraised price of 114,900 https://throughthelenzphotography. hd. pics/516-S-Fremont-St/idxdoes not include garage and recent shed. Garage access via community drive

Key facts

• 8,276 sq ft lot
• Garage
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $-23 ($-276/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (26.2% below list).
• Recommended offer: $85k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#181 in IA, #3,246 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• West Central Valley Community School District (rural): math 68% / reading 75% proficiency, ranked #115 of 289 in IA (top 40%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 30 active listings in the ZIP; 5 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Adair County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,826 (26.2% 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 69 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $61,066
• Equity at exit: $103,511

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $180,881
• Equity at exit: $223,225

Cash invested: $32,172 (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 50250

• Home prices YoY: 6.2%
• Active inventory: 30
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-23

Break-even live

Break-even rent $877

Max offer price $110,843

Occupancy floor 98%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $114,900 Active 69 DOM
2. 2026-06-17
   days on market $114,900 Active 68 DOM
3. 2026-06-16
   days on market $114,900 Active 67 DOM
4. 2026-06-15
   days on market $114,900 Active 66 DOM
5. 2026-06-14
   days on market $114,900 Active 64 DOM
6. 2026-06-10
   days on market $114,900 Active 61 DOM
7. 2026-06-09
   days on market $114,900 Active 60 DOM
8. 2026-06-08
   days on market $114,900 Active 59 DOM
9. 2026-06-07
   days on market $114,900 Active 58 DOM
10. 2026-06-03
    days on market $114,900 Active 54 DOM
11. 2026-06-02
    days on market $114,900 Active 53 DOM
12. 2026-06-01
    days on market $114,900 Active 52 DOM
13. 2026-05-31
    days on market $114,900 Active 51 DOM
14. 2026-05-31
    days on market $114,900 Active 50 DOM
15. 2026-05-10
    price $114,900 767-char remark

    Show marketing remark (767 chars)

    Extensive renovation and substantial amount of improvements including new vinyl flooring, new tiles in kitchen and dining area and backsplash. Almost 20k spent on new Windows with Window World with limited lifetime warranty. New stairs and garage has a new door with auto opener remote. All inside trim new on baseboard and windows trim! Besides garage with new door and remote opener . About 924 square feet with 2 br and one full bath. New door closer on both doors. Beautiful level yard with access to garage by road in back. Town water and sewer and walk to grocery! New price is under recently appraised price of 114,900 https://throughthelenzphotography. hd. pics/516-S-Fremont-St/idxdoes not include garage and recent shed. Garage access via community drive

16. 2026-04-11
    listed $120,000 Active 767-char remark

    Show marketing remark (767 chars)

    Extensive renovation and substantial amount of improvements including new vinyl flooring, new tiles in kitchen and dining area and backsplash. Almost 20k spent on new Windows with Window World with limited lifetime warranty. New stairs and garage has a new door with auto opener remote. All inside trim new on baseboard and windows trim! Besides garage with new door and remote opener . About 924 square feet with 2 br and one full bath. New door closer on both doors. Beautiful level yard with access to garage by road in back. Town water and sewer and walk to grocery! New price is under recently appraised price of 114,900 https://throughthelenzphotography. hd. pics/516-S-Fremont-St/idxdoes not include garage and recent shed. Garage access via community drive

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,158 · $96/mo
• Expected delta: +$646/yr (+$54/mo · 126.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,179
• − Mortgage interest: −$6,436
• − Property taxes: −$512
• − Insurance: −$574
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$3,343
• Taxable loss: −$2,315
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $280/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: West Central Valley Community School District
• NCES district ID: 1927500
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▲ 4.00%
• Median HH income: $53,933
• Composite: 60.96/100
• National rank: #803
• State rank: #115 of 289 in IA

Livability — Stuart

• Score: 77/100
• State rank: #181
• US rank: #3246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stuart, IA
• Population (ZIP): 2,652

Population outlook (Adair County) Hauer SSP2

• Today (2025): 6,573 people
• By 2030: 6,252 · -4.9%
• By 2040: 5,655 · -14.0%
• By 2050: 5,154 · -21.6%
• By 2075: 4,460 · -32.1%
• By 2100: 3,951 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+45.0) · D 26.7% · R 71.8% · Other 1.5%
• 2008→2024 swing: -41.7pp toward R · 2008: -3.4pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+41.1 2016: R+35.4 2012: R+8.1 2008: R+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.74%
• Current HPI: 236.1696
• 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

-4.2% since first listed

2 events — show timeline

• 2026-05-10 Price Changed $114,900 IAR
• 2026-04-11 Listed $120,000 IAR

Property tax history

+0.9%/yr

Latest (2025): $512 · +4.5% YoY. Source: county tax records.