2232 Hatfield Ln · Jackson, LA 70748

$140,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily · 194 Days on market

Built 1974 2.40 ac lot $117/sqft · at area comps Est $143k · at est.

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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 +14.9/30.0
• ARV discount +8.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO THIS CHARMING 3 BEDROOM, 1 BATH HOME NESTLED ON 2.40 PEACEFUL ACRES. DON'T MISS THIS GREAT OPPORTUNITY! WHETHER YOU'RE LOOKING FOR A STARTER HOME, INVESTMENT, OR SPACE TO BUILD YOU FUTURE. OUTSIDE THE EXPANSIVE LAND GIVES YOU ROOM TO CREATE THE LIFESTYLE YOU WANT: ADD A WORKSHOP, PLANT A GARDEN, RAISE ANIMALS, OR SIMPLY ENJOY THE OPEN SPACE. SCHEDULE YOUR SHOWING TODAY!

Key facts

• Open space
• Expansive land
• 2.4 acre lot

Tags

• EXPANSIVE LAND
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $40 ($484/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 $114k (18.5% below list).
• Recommended offer: $114k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 1.9% in Jackson — 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 61/100 on livability (#239 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• East Feliciana Parish (rural): math 19% / reading 28% proficiency, ranked #62 of 98 in LA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Feliciana Middle School (math 2% / reading 12%, grade F, #209 of 218 statewide, top 97%, 120 students, 79% FRL) — zoned schools at 79% FRL track the district average.
• Zoned-school proficiency averages 7% at this address vs 24% district-wide (-16 pts) — the specific schools serving this property underperform the East Feliciana Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 65 active listings in the ZIP; 42 units permitted in East Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• East Feliciana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,055 (18.5% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $143,142
• List price: $140,000
• Delta: -2.20%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-20,166
• Equity at exit: $20,874

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,450
• Equity at exit: $12,105

Cash invested: $39,200 (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 70748

• Home prices YoY: -26.2%
• Active inventory: 65
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $40

Break-even live

Break-even rent $1,090

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $120	-5% $80	+0% $40	+5% $1	+10% $-39
Rent	-10% $-50	-5% $-5	+0% $40	+5% $85	+10% $130
Rate	-1.0pp $111	-0.5pp $76	base $40	+0.5pp $4	+1.0pp $-33

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $140,000 Active 194 DOM
2. 2026-06-18
   days on market $140,000 Active 191 DOM
3. 2026-06-17
   days on market $140,000 Active 190 DOM
4. 2026-06-16
   days on market $140,000 Active 189 DOM
5. 2026-06-15
   days on market $140,000 Active 188 DOM
6. 2026-06-14
   days on market $140,000 Active 186 DOM
7. 2026-06-10
   days on market $140,000 Active 183 DOM
8. 2026-06-09
   days on market $140,000 Active 182 DOM
9. 2026-06-08
   days on market $140,000 Active 181 DOM
10. 2026-06-07
    days on market $140,000 Active 180 DOM
11. 2026-06-05
    days on market $140,000 Active 177 DOM
12. 2026-06-03
    days on market $140,000 Active 176 DOM
13. 2026-06-02
    days on market $140,000 Active 175 DOM
14. 2026-06-01
    days on market $140,000 Active 174 DOM
15. 2026-05-31
    days on market $140,000 Active 173 DOM
16. 2026-05-31
    days on market $140,000 Active 172 DOM
17. 2026-04-25
    price $140,000 383-char remark

    Show marketing remark (383 chars)

    WELCOME TO THIS CHARMING 3 BEDROOM, 1 BATH HOME NESTLED ON 2.40 PEACEFUL ACRES. DON'T MISS THIS GREAT OPPORTUNITY! WHETHER YOU'RE LOOKING FOR A STARTER HOME, INVESTMENT, OR SPACE TO BUILD YOU FUTURE. OUTSIDE THE EXPANSIVE LAND GIVES YOU ROOM TO CREATE THE LIFESTYLE YOU WANT: ADD A WORKSHOP, PLANT A GARDEN, RAISE ANIMALS, OR SIMPLY ENJOY THE OPEN SPACE. SCHEDULE YOUR SHOWING TODAY!

18. 2025-12-02
    listed $150,000 Active 383-char remark

    Show marketing remark (383 chars)

    WELCOME TO THIS CHARMING 3 BEDROOM, 1 BATH HOME NESTLED ON 2.40 PEACEFUL ACRES. DON'T MISS THIS GREAT OPPORTUNITY! WHETHER YOU'RE LOOKING FOR A STARTER HOME, INVESTMENT, OR SPACE TO BUILD YOU FUTURE. OUTSIDE THE EXPANSIVE LAND GIVES YOU ROOM TO CREATE THE LIFESTYLE YOU WANT: ADD A WORKSHOP, PLANT A GARDEN, RAISE ANIMALS, OR SIMPLY ENJOY THE OPEN SPACE. SCHEDULE YOUR SHOWING TODAY!

19. 2025-12-02
    listed $140,000 Active 383-char remark

    Show marketing remark (383 chars)

    WELCOME TO THIS CHARMING 3 BEDROOM, 1 BATH HOME NESTLED ON 2.40 PEACEFUL ACRES. DON'T MISS THIS GREAT OPPORTUNITY! WHETHER YOU'RE LOOKING FOR A STARTER HOME, INVESTMENT, OR SPACE TO BUILD YOU FUTURE. OUTSIDE THE EXPANSIVE LAND GIVES YOU ROOM TO CREATE THE LIFESTYLE YOU WANT: ADD A WORKSHOP, PLANT A GARDEN, RAISE ANIMALS, OR SIMPLY ENJOY THE OPEN SPACE. SCHEDULE YOUR SHOWING TODAY!

20. 2022-12-02
    historical
21. 2022-10-29
    price $110,000
22. 2022-10-28
    status Active
23. 2022-09-03
    historical
24. 2022-07-20
    price $108,000
25. 2022-06-29
    price $110,000
26. 2022-06-24
    price $125,000
27. 2022-06-09
    listed $135,000 Active
28. 2022-06-09
    listed $110,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $818 · $68/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,687
• − Mortgage interest: −$7,842
• − Property taxes: −$818
• − Insurance: −$700
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$4,073
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $949/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: East Feliciana Parish
• NCES district ID: 2200600
• Math proficiency: 19% ▼ -36.00%
• Reading proficiency: 28% ▼ -37.00%
• Median HH income: $43,478
• Composite: 20.16/100
• National rank: #8636
• State rank: #62 of 98 in LA

Livability — Jackson

• Score: 61/100
• State rank: #239
• US rank: #18179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,016
• Population (ZIP): 7,016

Population outlook (East Feliciana County) Hauer SSP2

• Today (2025): 18,858 people
• By 2030: 18,225 · -3.4%
• By 2040: 16,760 · -11.1%
• By 2050: 15,456 · -18.0%
• By 2075: 13,112 · -30.5%
• By 2100: 11,117 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Two or more races 9% Hispanic / Latino 5% Native American 1%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · East Feliciana

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -11.7pp toward R · 2008: -10.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+17.0 2016: R+13.3 2012: R+7.3 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.49%
• Current HPI: 136.6804
• 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

12 events — show timeline

• 2026-04-25 Price Changed $140,000 GBRMLS
• 2025-12-02 Listed $140,000 AcadianaMLS
• 2025-12-02 Listed $150,000 GBRMLS
• 2022-12-02 Delisted — GBRMLS
• 2022-10-29 Price Changed $110,000 GBRMLS
• 2022-10-28 Relisted — GBRMLS
• 2022-09-03 Delisted — GBRMLS
• 2022-07-20 Price Changed $108,000 GBRMLS
• 2022-06-29 Price Changed $110,000 GBRMLS
• 2022-06-24 Price Changed $125,000 GBRMLS
• 2022-06-09 Listed $110,000 AcadianaMLS
• 2022-06-09 Listed $135,000 GBRMLS

Property tax history

+4.4%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.