1137 Waller Dr · Haynesville, LA 71038

$100,000

3 bd · 2.0 ba · 1,625 sqft · SingleFamily · 406 Days on market

Built 1965 0.50 ac lot $62/sqft · 8% above area Est $93k · 8% over

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• ARV discount +3.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

Key facts

• New metal roof
• New carport
• Storage shed

Tags

• HALF-ACRE SHADED YARD
• NEW METAL ROOF
• NEW CARPORT
• STORAGE SHED
• SPACIOUS STUDY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#255 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, health & safety D, amenities F.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Claiborne County population projected at -23% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 406 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 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 1965 — 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. 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: 1.12% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (median comp): $92,516
• List price: $100,000
• Delta: 8.09%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2093 Bridgeman Ave	0.73mi	3/2.0	1,601 (-2%)	13mo	$49,900	$31	53

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: 18.8%
• Equity multiple: 2.07×
• Total profit: $29,931
• Equity at exit: $44,964

10-year hold

• IRR: 20.1%
• Equity multiple: 3.91×
• Total profit: $81,400
• Equity at exit: $69,295

Cash invested: $28,000 (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 71038

• Active inventory: 13
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $281

Break-even live

Break-even rent $764

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $338	-5% $310	+0% $281	+5% $253	+10% $225
Rent	-10% $193	-5% $237	+0% $281	+5% $326	+10% $370
Rate	-1.0pp $332	-0.5pp $307	base $281	+0.5pp $255	+1.0pp $229

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $100,000 Active 406 DOM
2. 2026-06-18
   days on market $100,000 Active 404 DOM
3. 2026-06-17
   days on market $100,000 Active 403 DOM
4. 2026-06-16
   days on market $100,000 Active 402 DOM
5. 2026-06-15
   days on market $100,000 Active 401 DOM
6. 2026-06-13
   days on market $100,000 Active 399 DOM
7. 2026-06-12
   days on market $100,000 Active 398 DOM
8. 2026-06-09
   days on market $100,000 Active 395 DOM
9. 2026-06-08
   days on market $100,000 Active 394 DOM
10. 2026-06-07
    days on market $100,000 Active 393 DOM
11. 2026-06-07
    days on market $100,000 Active 392 DOM
12. 2026-06-04
    days on market $100,000 Active 389 DOM
13. 2026-06-02
    days on market $100,000 Active 388 DOM
14. 2026-06-01
    days on market $100,000 Active 387 DOM
15. 2026-05-31
    days on market $100,000 Active 386 DOM
16. 2026-05-31
    days on market $100,000 Active 385 DOM
17. 2026-04-15
    price $100,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

18. 2026-02-22
    price $110,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

19. 2026-02-05
    status Active 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

20. 2026-01-10
    price $112,500 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

21. 2025-12-11
    price $118,500 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

22. 2025-10-15
    price $120,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

23. 2025-08-25
    price $135,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

24. 2025-06-30
    price $140,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

25. 2025-05-09
    listed $145,000 Active 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 2-full-bath home offers a versatile floor plan with added office or game room space, making it ideal for today’s lifestyle. Recent updates include a new metal roof, new metal carport, and new storage shed, fenced yard, adding value and durability. Appliances remain with the home, making it move-in ready or a great investment opportunity. The property provides flexibility for homeowners or investors looking for strong potential. Conveniently located and full of possibilities schedule your showing today!! Seller is open to assisting with buyer’s closing costs don’t miss this great opportunity!!!!

26. 2023-05-30
    soldstatus Closed 570-char remark

    Show marketing remark (570 chars)

    The subject property is an older brick house that is in need of remodeling. This house is a typical ranch style brick structure with good bones and a great property to flip. This house has been renter occupied. Interior needs drywall, electrical, and plumbing repairs. There is some damage to doors. It needs all new paint. The central unit and water heater probably need to be replaced. The roof does not appear to be leaking. Extra features include chain link fenced back yard, paved concrete driveway, a single built-in carport plus a detached two car metal carport.

27. 2023-05-30
    soldstatus $50,000

    Show marketing remark (570 chars)

    The subject property is an older brick house that is in need of remodeling. This house is a typical ranch style brick structure with good bones and a great property to flip. This house has been renter occupied. Interior needs drywall, electrical, and plumbing repairs. There is some damage to doors. It needs all new paint. The central unit and water heater probably need to be replaced. The roof does not appear to be leaking. Extra features include chain link fenced back yard, paved concrete driveway, a single built-in carport plus a detached two car metal carport.

28. 2023-05-13
    status Pending 570-char remark

    Show marketing remark (570 chars)

    The subject property is an older brick house that is in need of remodeling. This house is a typical ranch style brick structure with good bones and a great property to flip. This house has been renter occupied. Interior needs drywall, electrical, and plumbing repairs. There is some damage to doors. It needs all new paint. The central unit and water heater probably need to be replaced. The roof does not appear to be leaking. Extra features include chain link fenced back yard, paved concrete driveway, a single built-in carport plus a detached two car metal carport.

29. 2022-11-23
    price $58,500
30. 2022-11-21
    listed $58,500,000 Active

    Show marketing remark (570 chars)

    The subject property is an older brick house that is in need of remodeling. This house is a typical ranch style brick structure with good bones and a great property to flip. This house has been renter occupied. Interior needs drywall, electrical, and plumbing repairs. There is some damage to doors. It needs all new paint. The central unit and water heater probably need to be replaced. The roof does not appear to be leaking. Extra features include chain link fenced back yard, paved concrete driveway, a single built-in carport plus a detached two car metal carport.

31. 2022-11-21
    listed $58,500 Active 570-char remark

    Show marketing remark (570 chars)

    The subject property is an older brick house that is in need of remodeling. This house is a typical ranch style brick structure with good bones and a great property to flip. This house has been renter occupied. Interior needs drywall, electrical, and plumbing repairs. There is some damage to doors. It needs all new paint. The central unit and water heater probably need to be replaced. The roof does not appear to be leaking. Extra features include chain link fenced back yard, paved concrete driveway, a single built-in carport plus a detached two car metal carport.

32. 2007-05-16
    soldstatus $65,000

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $454 · $38/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$96/yr (+$8/mo · 21.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,447
• − Mortgage interest: −$5,602
• − Property taxes: −$454
• − Insurance: −$500
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,909
• Taxable income: $1,831
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,937/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Haynesville

• Score: 60/100
• State rank: #255
• US rank: #19053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haynesville, LA
• Population (ZIP): 3,797

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 0%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

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

+53.8% since first listed

16 events — show timeline

• 2026-04-15 Price Changed $100,000 NELABOR
• 2026-02-22 Price Changed $110,000 NELABOR
• 2026-02-05 Relisted — NELABOR
• 2026-01-10 Price Changed $112,500 NELABOR
• 2025-12-11 Price Changed $118,500 NELABOR
• 2025-10-15 Price Changed $120,000 NELABOR
• 2025-08-25 Price Changed $135,000 NELABOR
• 2025-06-30 Price Changed $140,000 NELABOR
• 2025-05-09 Listed $145,000 NELABOR
• 2023-05-30 Sold (Public Records) $50,000 Public Records
• 2023-05-30 Sold (MLS) — NTREIS
• 2023-05-13 Pending — NTREIS
• 2022-11-23 Price Changed $58,500 NELABOR
• 2022-11-21 Listed $58,500 NTREIS
• 2022-11-21 Listed $58,500,000 NELABOR
• 2007-05-16 Sold (Public Records) $65,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $454 · +0.4% YoY. Source: county tax records.