607 W North St · Fremont, IN 46737

$119,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 42 Days on market

Built 1940 0.30 ac lot $85/sqft · 27% below area Est $204k · 41% under ↓ 14% since listing

---

Why this score? — see what drove the B- 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style home offers a comfortable layout with just the right amount of space to make it your own. From the moment you step inside, you'll appreciate the flow and the potential to add your personal touch. Whether you're looking for a place to settle in or an opportunity to build equity, this one is worth a closer look. Built in 1940, this single-level home offers 1,404 square feet of living space with a combination of brick and vinyl exterior for lasting durability. Inside, you'll find 3 bedrooms and 2 bathrooms, providing flexibility for everyday living. The home features older vinyl windows and a 1-car attached garage, adding convenience and functionality to a property full of potential.

Key facts

• 0.3 acre lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Block and brick/mortar partial and full foundation
• Exterior features: Approximately 0.3-acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Woodwork stained or painted; Finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.3% in Fremont — 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 65/100 on livability (#317 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Fremont Community Schools (rural): math 42% / reading 48% proficiency, ranked #94 of 301 in IN (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fremont Elementary School (math 47% / reading 42%, grade F, #379 of 994 statewide, top 41%, 395 students, 47% FRL); Fremont High School (math 57% / reading 87%, grade B+, #12 of 369 statewide, top 4%, 292 students, 34% FRL).
• Zoned-school proficiency averages 58% at this address vs 45% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Fremont Community Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 61 active listings in the ZIP; 209 units permitted in Steuben County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Steuben County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $204,365
• List price: $119,900
• Delta: -41.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 W North St	0.07mi	3/2.0	1,376 (-2%)	7mo	$159,900	$116	83
603 W North Street St	0.02mi	3/2.0	1,349 (-4%)	14mo	$210,000	$156	77
204 W Albion St	0.31mi	3/1.0	1,364 (-3%)	9mo	$147,000	$108	73
1000 W Toledo St	0.38mi	3/2.0	1,452 (+3%)	6mo	$215,500	$148	67
704 W Toledo St	0.12mi	3/1.0	1,263 (-10%)	14mo	$165,000	$131	66
1000 Nicholas Trl	0.46mi	3/2.0	1,451 (+3%)	6mo	$239,000	$165	64
304 Hardy St. St	0.58mi	3/1.5	1,536 (+9%)	3mo	$254,000	$165	52
105 N Mill St	0.49mi	3/1.0	1,592 (+13%)	7mo	$159,900	$100	49
913 W Cora Ln	0.37mi	3/2.0	1,614 (+15%)	7mo	$240,000	$149	48
406 Prairie Ln	0.60mi	3/2.0	1,256 (-10%)	8mo	$222,000	$177	44
707 Hope Dr	0.40mi	3/2.0	1,612 (+15%)	12mo	$269,900	$167	42
601 E Albion St	0.71mi	3/2.0	1,246 (-11%)	14mo	$205,000	$165	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,636
• Equity at exit: $17,877

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $28,478
• Equity at exit: $10,367

Cash invested: $33,572 (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 46737

• Home prices YoY: -34.7%
• Active inventory: 61
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $331

Break-even live

Break-even rent $953

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $399	-5% $365	+0% $331	+5% $297	+10% $263
Rent	-10% $223	-5% $277	+0% $331	+5% $385	+10% $440
Rate	-1.0pp $392	-0.5pp $362	base $331	+0.5pp $300	+1.0pp $268

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-16
   status $119,900 Pending 42 DOM
2. 2026-06-15
   days on market $119,900 Active 42 DOM
3. 2026-06-14
   days on market $119,900 Active 40 DOM
4. 2026-06-12
   pricedays on market $119,900 Active 39 DOM

   Show marketing remark (706 chars)

   This ranch-style home offers a comfortable layout with just the right amount of space to make it your own. From the moment you step inside, you'll appreciate the flow and the potential to add your personal touch. Whether you're looking for a place to settle in or an opportunity to build equity, this one is worth a closer look. Built in 1940, this single-level home offers 1,404 square feet of living space with a combination of brick and vinyl exterior for lasting durability. Inside, you'll find 3 bedrooms and 2 bathrooms, providing flexibility for everyday living. The home features older vinyl windows and a 1-car attached garage, adding convenience and functionality to a property full of potential.

5. 2026-06-09
   days on market $129,900 Active 36 DOM
6. 2026-06-08
   days on market $129,900 Active 35 DOM
7. 2026-06-07
   days on market $129,900 Active 34 DOM
8. 2026-06-07
   days on market $129,900 Active 33 DOM
9. 2026-06-04
   days on market $129,900 Active 30 DOM
10. 2026-06-02
    days on market $129,900 Active 29 DOM
11. 2026-06-01
    days on market $129,900 Active 28 DOM
12. 2026-05-31
    days on market $129,900 Active 27 DOM
13. 2026-05-31
    days on market $129,900 Active 26 DOM
14. 2026-05-15
    status Pending 706-char remark

    Show marketing remark (706 chars)

    This ranch-style home offers a comfortable layout with just the right amount of space to make it your own. From the moment you step inside, you'll appreciate the flow and the potential to add your personal touch. Whether you're looking for a place to settle in or an opportunity to build equity, this one is worth a closer look. Built in 1940, this single-level home offers 1,404 square feet of living space with a combination of brick and vinyl exterior for lasting durability. Inside, you'll find 3 bedrooms and 2 bathrooms, providing flexibility for everyday living. The home features older vinyl windows and a 1-car attached garage, adding convenience and functionality to a property full of potential.

15. 2026-05-15
    status Pending 709-char remark

    Show marketing remark (706 chars)

    This ranch-style home offers a comfortable layout with just the right amount of space to make it your own. From the moment you step inside, you'll appreciate the flow and the potential to add your personal touch. Whether you're looking for a place to settle in or an opportunity to build equity, this one is worth a closer look. Built in 1940, this single-level home offers 1,404 square feet of living space with a combination of brick and vinyl exterior for lasting durability. Inside, you'll find 3 bedrooms and 2 bathrooms, providing flexibility for everyday living. The home features older vinyl windows and a 1-car attached garage, adding convenience and functionality to a property full of potential.

16. 2026-04-28
    listed $139,900 Active 706-char remark

    Show marketing remark (706 chars)

    This ranch-style home offers a comfortable layout with just the right amount of space to make it your own. From the moment you step inside, you'll appreciate the flow and the potential to add your personal touch. Whether you're looking for a place to settle in or an opportunity to build equity, this one is worth a closer look. Built in 1940, this single-level home offers 1,404 square feet of living space with a combination of brick and vinyl exterior for lasting durability. Inside, you'll find 3 bedrooms and 2 bathrooms, providing flexibility for everyday living. The home features older vinyl windows and a 1-car attached garage, adding convenience and functionality to a property full of potential.

17. 2026-04-27
    listed $139,900 Active 709-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 IN · Partial reset (capped growth)

• Current annual tax: $891 · $74/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$64/yr (+$5/mo · 7.2%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,467
• − Mortgage interest: −$6,716
• − Property taxes: −$891
• − Insurance: −$600
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,488
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,461/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: Fremont Community Schools
• NCES district ID: 1803780
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $54,625
• Composite: 39.06/100
• National rank: #4055
• State rank: #94 of 301 in IN

Livability — Fremont

• Score: 65/100
• State rank: #317
• US rank: #12534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, IN
• Population (ZIP): 7,076

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 34,334 people
• By 2030: 33,801 · -1.6%
• By 2040: 32,076 · -6.6%
• By 2050: 30,022 · -12.6%
• By 2075: 25,626 · -25.4%
• By 2100: 21,257 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+42.1) · D 28.1% · R 70.2% · Other 1.6%
• 2008→2024 swing: -32.3pp toward R · 2008: -9.8pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+42.2 2016: R+44.0 2012: R+27.0 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.57%
• Current HPI: 217.7195
• Rent YoY: —
• Metro: —
• 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

-14.3% since first listed

11 events — show timeline

• 2026-06-15 Pending — MIBOR as Distributed by MLS Grid
• 2026-06-12 Pending — IRMLS
• 2026-06-10 Price Changed $119,900 MIBOR as Distributed by MLS Grid
• 2026-05-26 Price Changed $129,900 IRMLS
• 2026-05-26 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2026-05-22 Relisted — IRMLS
• 2026-05-22 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-15 Pending — IRMLS
• 2026-05-15 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-28 Listed $139,900 IRMLS
• 2026-04-27 Listed $139,900 MIBOR as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2024): $891 · +6.6% YoY. Source: county tax records.