600 S Plum St · Junction City, LA 71256

$125,000

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 166 Days on market

Built 1958 0.50 ac lot $88/sqft · 13% below area Est $144k · 13% under ↓ 7% 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 +19.1/30.0
• ARV discount +13.5/15.0
• DSCR +6.0/10.0
• Appreciation +4.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.3/10.0

Listing remarks MLS

Cute and well-kept 3-bedroom, 1.5-bath brick home—perfect for first-time buyers. Enjoy a bright living area, functional kitchen, and comfortably sized bedrooms. The solid brick exterior offers classic curb appeal and low maintenance. Spacious yard provides room to relax or garden. A great opportunity to own a dependable, affordable home!

Key facts

• Functional kitchen
• Spacious yard
• Brick home

Tags

• BRICK HOME
• FUNCTIONAL KITCHEN
• SPACIOUS YARD
• SOLID BRICK EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (11.2% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#440 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, health & safety D, schools D-.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1958 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.89% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,289
• List price: $125,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 S Pine St	0.34mi	2/2.0 (-1)	1,256 (-11%)	19mo	$110,000	$88	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.92×
• Total profit: $-2,740
• Equity at exit: $28,317

10-year hold

• IRR: 5.2%
• Equity multiple: 1.48×
• Total profit: $16,701
• Equity at exit: $28,180

Cash invested: $35,000 (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 71256

• Home prices YoY: -2.0%
• Active inventory: 9
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $133

Break-even live

Break-even rent $941

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-04
   status Under Contract 345-char remark

   Show marketing remark (345 chars)

   Cute and well-kept 3-bedroom, 1.5-bath brick home—perfect for first-time buyers. Enjoy a bright living area, functional kitchen, and comfortably sized bedrooms. The solid brick exterior offers classic curb appeal and low maintenance. Spacious yard provides room to relax or garden. A great opportunity to own a dependable, affordable home!

2. 2026-03-27
   price $125,000 345-char remark

   Show marketing remark (345 chars)

   Cute and well-kept 3-bedroom, 1.5-bath brick home—perfect for first-time buyers. Enjoy a bright living area, functional kitchen, and comfortably sized bedrooms. The solid brick exterior offers classic curb appeal and low maintenance. Spacious yard provides room to relax or garden. A great opportunity to own a dependable, affordable home!

3. 2026-02-03
   price $130,000 345-char remark

   Show marketing remark (345 chars)

   Cute and well-kept 3-bedroom, 1.5-bath brick home—perfect for first-time buyers. Enjoy a bright living area, functional kitchen, and comfortably sized bedrooms. The solid brick exterior offers classic curb appeal and low maintenance. Spacious yard provides room to relax or garden. A great opportunity to own a dependable, affordable home!

4. 2025-11-06
   listed $135,000 New Listing 345-char remark

   Show marketing remark (345 chars)

   Cute and well-kept 3-bedroom, 1.5-bath brick home—perfect for first-time buyers. Enjoy a bright living area, functional kitchen, and comfortably sized bedrooms. The solid brick exterior offers classic curb appeal and low maintenance. Spacious yard provides room to relax or garden. A great opportunity to own a dependable, affordable home!

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$258/yr (+$21/mo · 60.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,313
• − Mortgage interest: −$7,002
• − Property taxes: −$430
• − Insurance: −$625
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,636
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,719/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Junction City

• Score: 48/100
• State rank: #440
• US rank: #26046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Junction City, LA
• Population (ZIP): 699

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 43% Hispanic / Latino 2%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.31%
• Current HPI: 63.2603
• 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

-7.4% since first listed

4 events — show timeline

• 2026-05-04 Pending — CARMLS
• 2026-03-27 Price Changed $125,000 CARMLS
• 2026-02-03 Price Changed $130,000 CARMLS
• 2025-11-06 Listed $135,000 CARMLS

Property tax history

+3.7%/yr

Latest (2025): $430 · +30.5% YoY. Source: county tax records.