1420 Highway 155 · Quitman, LA 71268

$70,000

3 bd · 1.0 ba · 1,194 sqft · SingleFamily · 585 Days on market

Built 1959 Fair condition 1.50 ac lot $59/sqft · 51% below area ↓ 12% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This 3-bedroom, 1 bath home offers a great opportunity for a family or investors looking for a property with potential. It has a large living area and spacious kitchen. Situated on 1.5 acres in Quitman, this home provides plenty of space and privacy in a peaceful setting with a attached single car carport with storage room and storage building. While a few updates have been made, this home is ready for its new owner to add the final touches and make it truly their own. The spacious layout offers comfortable living, with room to grow and customize. Whether you're searching for a cozy family home or a great investment property, this one is full of possibilities. Call a local REALTOR to schedule your showing TODAY!

Key facts

• Spacious kitchen
• Storage building
• 1.5 acres in quitman

Tags

• SPACIOUS KITCHEN
• 1.5 ACRES IN QUITMAN
• ATTACHED SINGLE CAR CARPORT
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#300 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 585 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 585 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.64% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.98%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $144,248
• List price: $70,000
• Delta: -51.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 4.32×
• Total profit: $65,164
• Equity at exit: $63,062

10-year hold

• IRR: 38.0%
• Equity multiple: 9.71×
• Total profit: $170,682
• Equity at exit: $135,995

Cash invested: $19,600 (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 71268

• Home prices YoY: 6.2%
• Active inventory: 14
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $424

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $473	-5% $448	+0% $424	+5% $400	+10% $376
Rent	-10% $333	-5% $379	+0% $424	+5% $470	+10% $515
Rate	-1.0pp $460	-0.5pp $442	base $424	+0.5pp $406	+1.0pp $388

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-30
   days on market $70,000 Active 585 DOM
2. 2025-11-01
   status Active 721-char remark

   Show marketing remark (721 chars)

   This 3-bedroom, 1 bath home offers a great opportunity for a family or investors looking for a property with potential. It has a large living area and spacious kitchen. Situated on 1.5 acres in Quitman, this home provides plenty of space and privacy in a peaceful setting with a attached single car carport with storage room and storage building. While a few updates have been made, this home is ready for its new owner to add the final touches and make it truly their own. The spacious layout offers comfortable living, with room to grow and customize. Whether you're searching for a cozy family home or a great investment property, this one is full of possibilities. Call a local REALTOR to schedule your showing TODAY!

3. 2025-04-21
   price $70,000 721-char remark

   Show marketing remark (721 chars)

   This 3-bedroom, 1 bath home offers a great opportunity for a family or investors looking for a property with potential. It has a large living area and spacious kitchen. Situated on 1.5 acres in Quitman, this home provides plenty of space and privacy in a peaceful setting with a attached single car carport with storage room and storage building. While a few updates have been made, this home is ready for its new owner to add the final touches and make it truly their own. The spacious layout offers comfortable living, with room to grow and customize. Whether you're searching for a cozy family home or a great investment property, this one is full of possibilities. Call a local REALTOR to schedule your showing TODAY!

4. 2024-10-21
   listed $80,000 Active 721-char remark

   Show marketing remark (721 chars)

   This 3-bedroom, 1 bath home offers a great opportunity for a family or investors looking for a property with potential. It has a large living area and spacious kitchen. Situated on 1.5 acres in Quitman, this home provides plenty of space and privacy in a peaceful setting with a attached single car carport with storage room and storage building. While a few updates have been made, this home is ready for its new owner to add the final touches and make it truly their own. The spacious layout offers comfortable living, with room to grow and customize. Whether you're searching for a cozy family home or a great investment property, this one is full of possibilities. Call a local REALTOR to schedule your showing TODAY!

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

Taxation est. · year 1

• Rental income: $13,793
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,036
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,077/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home is undergoing moderate renovations, with major repairs needed in the kitchen and bath. It has a good roof and foundation, but the exterior siding and landscaping need attention. Updates to the exterior and interior will significantly increase its value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Missing cabinetry in kitchen — Aesthetic and functional
• Major Missing fixtures in bath — Aesthetic and functional

Value-add opportunities

• Both Painting and updating exterior siding — Enhances curb appeal and value
• Both Reframing and updating kitchen cabinets — Improves functionality and aesthetics
• Both Reframing and updating bathroom fixtures — Improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing cabinetry in kitchen · Aesthetic and functional	Major	$15,000–50,000
Missing fixtures in bath · Aesthetic and functional	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and updating exterior siding — Enhances curb appeal and value ↑
• Both Reframing and updating kitchen cabinets — Improves functionality and aesthetics ↑
• Both Reframing and updating bathroom fixtures — Improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Quitman

• Score: 58/100
• State rank: #300
• US rank: #21103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,262

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.18%
• Current HPI: 224.52
• 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

-12.5% since first listed

3 events — show timeline

• 2025-11-01 Relisted — NELABOR
• 2025-04-21 Price Changed $70,000 NELABOR
• 2024-10-21 Listed $80,000 NELABOR