575 West River Road Rd · Glenmora, LA 71433

$125,000

2 bd · 1.0 ba · 1,350 sqft · SingleFamily · 1 Days on market

Built 1970 12 ac lot

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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 +11.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special on 11.93 Acres – Endless Potential in the Country! Looking for your next project? This 2-bedroom, 1-bath home sits on 11.93 acres of peaceful countryside and offers tons of potential for the right buyer. With a flexible layout, there’s room to easily convert into a 3-bedroom, making it an ideal opportunity to add value. The home is in need of repairs and updates and will only qualify for cash. Perfect for investors, flippers, or anyone looking to create their own country retreat from the ground up. Enjoy wide open space, privacy, and the freedom to make it your own—whether that’s a homestead, rental, or weekend getaway.

Key facts

• Privacy
• 11.93 acres
• Flexible layout

Tags

• 11.93 ACRES
• FLEXIBLE LAYOUT
• WIDE OPEN SPACE
• PRIVACY

Property features AI

Exterior

• Utilities: Well water; Private sewer; Electricity available; Propane available; Sewer connected; Water connected
• Home design: Single-family residence; One-story house
• Exterior features: Agricultural, farm and garden lot features; Property includes additional parcel (parcel ID 5200496072002601); Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units
• Interior features: Has fireplace with propane fuel; Wall/window cooling units; Wall furnace heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-40 ($-476/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (24.0% below list).
• Recommended offer: $95k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#229 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (5.2% local appreciation)).
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $95,062 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.78×
• Total profit: $27,292
• Equity at exit: $71,940

10-year hold

• IRR: 13.1%
• Equity multiple: 3.41×
• Total profit: $84,177
• Equity at exit: $125,081

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 71433

• Home prices YoY: 5.2%
• Active inventory: 15
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-40

Break-even live

Break-even rent $1,001

Max offer price $117,996

Occupancy floor 99%

Sensitivity live

Price	-10% $31	-5% $-4	+0% $-40	+5% $-75	+10% $-110
Rent	-10% $-115	-5% $-77	+0% $-40	+5% $-2	+10% $35
Rate	-1.0pp $23	-0.5pp $-8	base $-40	+0.5pp $-72	+1.0pp $-105

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 2 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $125,000 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: $996 · $83/mo
• Projected year-2 tax: $996 · $83/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: $11,407
• − Mortgage interest: −$7,002
• − Property taxes: −$996
• − Insurance: −$625
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$3,636
• Taxable loss: −$2,678
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $167/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Glenmora

• Score: 61/100
• State rank: #229
• US rank: #17427

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,984

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 12% Hispanic / Latino 10% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 3% French/Haitian/Cajun 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.15%
• Current HPI: 105.002
• 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

2 events — show timeline

• 2026-05-01 Pending — SWLAR
• 2026-04-30 Listed $125,000 SWLAR

Property tax history

+2.8%/yr

Latest (2025): $996 · +0.4% YoY. Source: county tax records.