205 Cotton Gin Ct · Branch, LA 70516

$12,250

2 bd · 1.0 ba · 800 sqft · SingleFamily · 140 Days on market

4,356 sqft lot ↓ 51% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks

2-bedroom, 1 bathroom. Sold As-Is.

Key facts

• 4,356 sq ft lot
• Parking
• Listed 139 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Septic tank sewer; Electric service: SLEMCO
• Home design: Single family residence
• Construction: Asbestos construction material
• Exterior features: Asbestos exterior siding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window Unit(s) for cooling
• Interior features: Window cooling units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#462 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D+, crime F, amenities F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $452 of equity ($84 loan paydown + $368 appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Recommended offer $10,780 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.74% ✓
• Cap rate: 62.64%
• Cash-on-cash: 201.24%
• DSCR: 9.95
• GRM: 1.2

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: —
• Equity multiple: 12.11×
• Total profit: $38,120
• Equity at exit: $5,508

10-year hold

• IRR: —
• Equity multiple: 25.60×
• Total profit: $84,371
• Equity at exit: $8,489

Cash invested: $3,430 (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 70516

• Active inventory: 18
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $826 medium
• Mortgage (P&I): −$64
• Tax from tax record: −$8 /mo · $98/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $575

Break-even live

Break-even rent $98

Max offer price $12,250

Occupancy floor 25%

Sensitivity live

Price	-10% $582	-5% $579	+0% $575	+5% $572	+10% $568
Rent	-10% $510	-5% $543	+0% $575	+5% $608	+10% $640
Rate	-1.0pp $581	-0.5pp $578	base $575	+0.5pp $572	+1.0pp $569

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: $3,062
• Closing costs: $368
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $12,250 Active 140 DOM
2. 2026-06-21
   days on market $12,250 Active 139 DOM
3. 2026-06-18
   days on market $12,250 Active 137 DOM
4. 2026-06-17
   days on market $12,250 Active 136 DOM
5. 2026-06-16
   days on market $12,250 Active 135 DOM
6. 2026-06-15
   days on market $12,250 Active 134 DOM
7. 2026-06-13
   days on market $12,250 Active 132 DOM
8. 2026-06-12
   pricedays on market $12,250 Active 131 DOM
9. 2026-06-09
   days on market $17,250 Active 128 DOM
10. 2026-06-08
    days on market $17,250 Active 127 DOM
11. 2026-06-07
    days on market $17,250 Active 126 DOM
12. 2026-06-07
    days on market $17,250 Active 125 DOM
13. 2026-06-04
    days on market $17,250 Active 122 DOM
14. 2026-06-02
    days on market $17,250 Active 121 DOM
15. 2026-06-01
    days on market $17,250 Active 120 DOM
16. 2026-05-31
    days on market $17,250 Active 119 DOM
17. 2026-05-31
    days on market $17,250 Active 118 DOM
18. 2026-04-08
    price $17,250
19. 2026-02-01
    listed $34,900 Active

ⓘ 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: $98 · $8/mo
• Projected year-2 tax: $98 · $8/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $9,914
• − Mortgage interest: −$686
• − Property taxes: −$98
• − Insurance: −$61
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$356
• Taxable income: $7,127
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $5,192/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Branch

• Score: 41/100
• State rank: #462
• US rank: #27194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branch, LA
• Population (ZIP): 1,225

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Black 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 12% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 2%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

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

-50.6% since first listed

2 events — show timeline

• 2026-04-08 Price Changed $17,250 AcadianaMLS
• 2026-02-01 Listed $34,900 AcadianaMLS

Property tax history

-1.4%/yr

Latest (2025): $98 · +0.3% YoY. Source: county tax records.