300 W North St · Fremont, IN 46737

$130,000

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 2 Days on market

Built 1876 8,712 sqft lot Est $212k · 39% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

This is a 2-story home on a level corner lot with mature trees. Home features 3 bedrooms, 1 bath, large living room, eat-in kitchen and a breakfast nook. Home also features a 2 car attached garage, an enclosed porch and a deck.

Key facts

• Breakfast nook
• Large living room
• Eat-in kitchen

Tags

• LEVEL CORNER LOT
• MATURE TREES
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• BREAKFAST NOOK
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Off-street gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Two stories
• Construction: Vinyl siding; Metal roof; Built on partial crawl space
• Exterior features: Enclosed porch; Deck; Porch; Corner, level lot; Paved public-maintained road access

Interior

• Kitchen: Refrigerator; Gas range
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; 9 total rooms; Partial crawl space basement
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.1% 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 Middle School (math 35% / reading 41%, grade F, #136 of 330 statewide, top 44%, 298 students, 46% FRL); Fremont High School (math 57% / reading 87%, grade B+, #12 of 369 statewide, top 4%, 292 students, 34% FRL).
• 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 $899 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $211,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 W Albion St	0.20mi	3/1.0	1,364 (+6%)	9mo	$147,000	$108	72
704 W Toledo St	0.33mi	3/1.0	1,263 (-2%)	14mo	$165,000	$131	71
603 W North Street St	0.22mi	3/2.0	1,349 (+5%)	14mo	$210,000	$156	66
603 Follett Ln	0.28mi	3/2.0	1,180 (-8%)	5mo	$185,000	$157	65
704 W North St	0.29mi	3/2.0	1,376 (+7%)	7mo	$159,900	$116	64
406 Prairie Ln	0.55mi	3/2.0	1,256 (-2%)	8mo	$222,000	$177	61
601 E Albion St	0.49mi	3/2.0	1,246 (-3%)	14mo	$205,000	$165	56
704 W Spring St	0.57mi	4/1.5 (+1)	1,214 (-5%)	15mo	$206,000	$170	45
303 Prairie Ln	0.56mi	3/2.0	1,121 (-13%)	9mo	$219,900	$196	41
1000 W Toledo St	0.61mi	3/2.0	1,452 (+13%)	6mo	$215,500	$148	40
1000 Nicholas Trl	0.64mi	3/2.0	1,451 (+13%)	6mo	$239,000	$165	39
301 Charles Dr	0.58mi	3/2.0	1,121 (-13%)	19mo	$210,000	$187	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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,596
• Equity at exit: $19,383

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,594
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $196

Break-even live

Break-even rent $1,112

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $130,000 Active 2 DOM
2. 2026-06-17
   remarks 227-char remark
3. 2026-06-17
   listed $130,000 Active 1 DOM

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,311
• − Mortgage interest: −$7,282
• − Property taxes: −$1,707
• − Insurance: −$650
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,782
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,281/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

1 event — show timeline

• 2026-06-17 Listed $130,000 IRMLS

Property tax history

+6.2%/yr

Latest (2024): $1,707 · -2.8% YoY. Source: county tax records.