121 Azalea Ct · Pineville, LA 71360

$139,500

3 bd · 2.0 ba · 1,955 sqft · SingleFamily public records · 42 Days on market

Built 1974

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

Key facts

• Parking
• Pool
• Built 1974

Tags

• HANDY MAN OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $136k (2.4% below list).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.2% in Pineville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, amenities 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: 239 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $260k (65%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 0.98% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $316,710
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Libuse Cutoff Rd	0.65mi	3/2.0	1,910 (-2%)	20mo	$309,900	$162	49

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,374
• Equity at exit: $20,800

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,504
• Equity at exit: $12,061

Cash invested: $39,060 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $177

Break-even live

Break-even rent $1,138

Max offer price $139,500

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $216	+0% $177	+5% $137	+10% $98
Rent	-10% $69	-5% $123	+0% $177	+5% $230	+10% $284
Rate	-1.0pp $247	-0.5pp $212	base $177	+0.5pp $141	+1.0pp $104

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-29
   soldstatus $308,500
2. 2026-04-27
   soldstatus $308,500 Sold 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

3. 2026-03-15
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

4. 2026-03-13
   status Active 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

5. 2025-12-23
   price $350,000 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

6. 2025-10-07
   price $365,000 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

7. 2025-09-11
   listed $400,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   This beautifully remodeled two-story home in the desirable Lake Hills Subdivision boast over 2,000 square feet of living space and is nestled on more than a half acre in a peaceful cul-de-sac. The exterior features low- maintenance vinyl siding, enhancing both durability and curb appeal. Inside, you'll find 3 well- appointed bedrooms, with the master suite conveniently located on the first floor for easy accessibility. The oversized master bedroom comes with an en-suite bathroom, offering a private retreat with modern fixtures and finishes. The home includes two and a half baths, thoughtfully designed to accommodate family and guest alike. Adjacent to the bedrooms, a designated computer space provides a quiet nook for work or study. The heart of the home is a generous open-spaced living area that flows seamlessly into a contemporary kitchen, complete with new appliances and ample counter space, for entertaining. The large laundry room is equipped with a plenty of space to do daily chores. Step outside to a spacious deck for simply enjoying the serene surroundings. With its thoughtful design and modern updates, this home offers a perfect blend of comfort and style. THIS BROKER DOES NOT HOLD DEPOSITS.

8. 2024-10-16
   price $139,500
9. 2024-09-27
   listed $149,500 Active
10. 2013-10-11
    soldstatus $181,100
11. 2013-09-09
    listed $189,900
12. 2007-07-17
    soldstatus $192,500
13. 2007-04-26
    listed $199,900
14. 2006-05-01
    listed $185,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $16,339
• − Mortgage interest: −$7,814
• − Property taxes: −$1,312
• − Insurance: −$698
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,058
• Taxable loss: −$157
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,157/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 — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

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 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+66.8% since first listed

14 events — show timeline

• 2026-04-29 Sold (Public Records) $308,500 Public Records
• 2026-04-27 Sold (MLS) $308,500 AcadianaMLS
• 2026-03-15 Pending — AcadianaMLS
• 2026-03-13 Relisted — AcadianaMLS
• 2025-12-23 Price Changed $350,000 AcadianaMLS
• 2025-10-07 Price Changed $365,000 AcadianaMLS
• 2025-09-11 Listed $400,000 AcadianaMLS
• 2024-10-16 Price Changed $139,500 AcadianaMLS
• 2024-09-27 Listed $149,500 AcadianaMLS
• 2013-10-11 Sold (Public Records) $181,100 Public Records
• 2013-09-09 Listed $189,900 AcadianaMLS
• 2007-07-17 Sold (Public Records) $192,500 Public Records
• 2007-04-26 Listed $199,900 AcadianaMLS
• 2006-05-01 Listed $185,000 AcadianaMLS

Property tax history

-5.0%/yr

Latest (2025): $1,312 · -38.7% YoY. Source: county tax records.