522 1st St · Fenton, LA 70640

$62,000

3 bd · 1.0 ba · 845 sqft · SingleFamily · 235 Days on market

Built 1962 Good condition 10,017 ac lot ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Nestled under beautiful live oak trees in the quiet little town of Fenton, this charming three-bedroom, one-bath cottage offers peaceful small-town living with convenient access to everything you need. Located just off Hwy. 165 and directly across from the school, this home combines comfort and convenience. Enjoy an open floor plan that creates a warm and inviting space for family and friends. Only 10 minutes from Kinder and a quick 26-minute drive to Lake Charles, this cozy cottage is the perfect place to call home.

Key facts

• 10017 acre lot
• 2 parking spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#428 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime F, amenities F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($429 loan paydown + $2k appreciation (3.0% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 2.42×
• Total profit: $24,606
• Equity at exit: $27,878

10-year hold

• IRR: 25.7%
• Equity multiple: 4.66×
• Total profit: $63,624
• Equity at exit: $42,963

Cash invested: $17,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70640

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $269

Break-even live

Break-even rent $542

Max offer price $62,000

Occupancy floor 65%

Sensitivity live

Price	-10% $312	-5% $290	+0% $269	+5% $247	+10% $226
Rent	-10% $199	-5% $234	+0% $269	+5% $304	+10% $339
Rate	-1.0pp $300	-0.5pp $285	base $269	+0.5pp $253	+1.0pp $236

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $62,000 Active 235 DOM
2. 2026-06-19
   days on market $62,000 Active 233 DOM
3. 2026-06-18
   days on market $62,000 Active 232 DOM
4. 2026-06-17
   days on market $62,000 Active 231 DOM
5. 2026-06-16
   days on market $62,000 Active 230 DOM
6. 2026-06-15
   days on market $62,000 Active 229 DOM
7. 2026-06-14
   days on market $62,000 Active 227 DOM
8. 2026-06-13
   days on market $62,000 Active 226 DOM
9. 2026-06-10
   days on market $62,000 Active 224 DOM
10. 2026-06-09
    days on market $62,000 Active 223 DOM
11. 2026-06-08
    days on market $62,000 Active 222 DOM
12. 2026-06-07
    days on market $62,000 Active 221 DOM
13. 2026-06-02
    days on market $62,000 Active 216 DOM
14. 2026-06-01
    days on market $62,000 Active 215 DOM
15. 2026-05-31
    days on market $62,000 Active 214 DOM
16. 2026-05-30
    days on market $62,000 Active 213 DOM
17. 2026-04-29
    price $62,000 522-char remark

    Show marketing remark (522 chars)

    Nestled under beautiful live oak trees in the quiet little town of Fenton, this charming three-bedroom, one-bath cottage offers peaceful small-town living with convenient access to everything you need. Located just off Hwy. 165 and directly across from the school, this home combines comfort and convenience. Enjoy an open floor plan that creates a warm and inviting space for family and friends. Only 10 minutes from Kinder and a quick 26-minute drive to Lake Charles, this cozy cottage is the perfect place to call home.

18. 2026-01-16
    price $65,000 522-char remark

    Show marketing remark (522 chars)

    Nestled under beautiful live oak trees in the quiet little town of Fenton, this charming three-bedroom, one-bath cottage offers peaceful small-town living with convenient access to everything you need. Located just off Hwy. 165 and directly across from the school, this home combines comfort and convenience. Enjoy an open floor plan that creates a warm and inviting space for family and friends. Only 10 minutes from Kinder and a quick 26-minute drive to Lake Charles, this cozy cottage is the perfect place to call home.

19. 2025-10-29
    listed $68,000 Active 522-char remark

    Show marketing remark (522 chars)

    Nestled under beautiful live oak trees in the quiet little town of Fenton, this charming three-bedroom, one-bath cottage offers peaceful small-town living with convenient access to everything you need. Located just off Hwy. 165 and directly across from the school, this home combines comfort and convenience. Enjoy an open floor plan that creates a warm and inviting space for family and friends. Only 10 minutes from Kinder and a quick 26-minute drive to Lake Charles, this cozy cottage is the perfect place to call home.

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

Taxation est. · year 1

• Rental income: $10,592
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$847
• − Management: −$847
• − Depreciation: −$1,804
• Taxable income: $2,381
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,655/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This charming three-bedroom cottage is in good condition with modern updates and a good location. It offers a good return on investment with potential for further improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrading appliances — Modernizes kitchen and appeals to potential buyers
• Both Adding a second bathroom — Improves functionality and adds value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading appliances — Modernizes kitchen and appeals to potential buyers ↑
• Both Adding a second bathroom — Improves functionality and adds value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Fenton

• Score: 50/100
• State rank: #428
• US rank: #25648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fenton, LA
• City population: 212
• Population (ZIP): 212

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 50% White 39% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-8.8% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $62,000 SWLAR
• 2026-01-16 Price Changed $65,000 SWLAR
• 2025-10-29 Listed $68,000 SWLAR