1851 Beech St · Arcadia, LA 71001

$130,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 145 Days on market

Built 1955 0.47 ac lot $69/sqft · 19% below area Est $161k · 19% under ↓ 4% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Appreciation +4.2/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 1 bath brick home offering just under 2,000 heated sq. ft. This home offers a flex space that could be used as a Den, playroom or home office. Potential space under roof to add additional bathroom to the Master bedroom creating an ensuite.

Key facts

• Flex space
• 0.47 acre lot
• 2 garage spots

Tags

• FLEX SPACE
• POTENTIAL SPACE UNDER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $179 ($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 $123k (5.6% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#266 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: housing C-, schools D, health & safety D.
• 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: 8 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $899 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1955 — 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. 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: 0.94% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $161,253
• List price: $130,000
• Delta: -19.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2184 Second St	0.25mi	3/2.0	1,762 (-6%)	2mo	$155,000	$88	77
2142 Maple St	0.21mi	3/2.0	1,896 (+1%)	19mo	$75,000	$40	72
2373 Texas St	0.27mi	3/1.0	1,643 (-12%)	23mo	$133,500	$81	44

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

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,508
• Equity at exit: $28,129

10-year hold

• IRR: 6.3%
• Equity multiple: 1.57×
• Total profit: $20,667
• Equity at exit: $26,849

Cash invested: $36,400 (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 71001

• Home prices YoY: -1.7%
• Active inventory: 8
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $179

Break-even live

Break-even rent $1,001

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $252	-5% $216	+0% $179	+5% $142	+10% $105
Rent	-10% $82	-5% $130	+0% $179	+5% $227	+10% $276
Rate	-1.0pp $244	-0.5pp $212	base $179	+0.5pp $145	+1.0pp $111

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-05
   remarks 252-char remark
2. 2026-03-20
   price $130,000 250-char remark

   Show marketing remark (250 chars)

   3-bedroom, 1 bath brick home offering just under 2,000 heated sq. ft. This home offers a flex space that could be used as a Den, playroom or home office. Potential space under roof to add additional bathroom to the Master bedroom creating an ensuite.

3. 2025-12-30
   listed $135,000 Active 250-char remark

   Show marketing remark (250 chars)

   3-bedroom, 1 bath brick home offering just under 2,000 heated sq. ft. This home offers a flex space that could be used as a Den, playroom or home office. Potential space under roof to add additional bathroom to the Master bedroom creating an ensuite.

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$52/yr (+$4/mo · 7.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $14,733
• − Mortgage interest: −$7,282
• − Property taxes: −$663
• − Insurance: −$650
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,782
• Taxable loss: −$1
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,145/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: 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 — Arcadia

• Score: 60/100
• State rank: #266
• US rank: #19522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, LA
• Population (ZIP): 4,209

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 60% White 29% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0%

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: ▼ -1.53%
• Current HPI: 90.1646
• 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

-3.7% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $130,000 NELABOR
• 2025-12-30 Listed $135,000 NELABOR

Property tax history

+5.6%/yr

Latest (2024): $663 · +58.8% YoY. Source: county tax records.