379 Maxwell Crossing Rd · Georgetown, LA 71432

$75,000

4 bd · 2.0 ba · 2,500 sqft · SingleFamily · 51 Days on market

Built 1960 0.66 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 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

This spacious 4-bedroom, 2-bath, two story home is packed with potential and ready for its next chapter! Whether you're looking to expand your rental portfolio or searching for a property to renovate and make your own, this one checks the boxes. With functional layout, ample living space, and strong investment upside, the possibilities are endless. Motivated seller brings opportunity-don't miss your chance to secure a great deal on a property with serious potential. Schedule your showing today and see the value for yourself.

Key facts

• 0.66 acre lot
• Built 1960
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#280 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, schools B; Watch: health & safety C-, crime F, amenities F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $75k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — 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 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?
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: 1.71% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.01%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 3.08×
• Total profit: $43,583
• Equity at exit: $33,723

10-year hold

• IRR: 36.9%
• Equity multiple: 6.08×
• Total profit: $106,717
• Equity at exit: $51,972

Cash invested: $21,000 (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 71432

• Active inventory: 3
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $543

Break-even live

Break-even rent $595

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $75,000 Pending 51 DOM
2. 2026-06-05
   pricedays on market $75,000 Active 49 DOM
3. 2026-06-02
   days on market $85,000 Active 47 DOM
4. 2026-06-01
   days on market $85,000 Active 46 DOM
5. 2026-05-31
   days on market $85,000 Active 45 DOM
6. 2026-05-30
   days on market $85,000 Active 44 DOM
7. 2026-05-03
   price $85,000 530-char remark

   Show marketing remark (530 chars)

   This spacious 4-bedroom, 2-bath, two story home is packed with potential and ready for its next chapter! Whether you're looking to expand your rental portfolio or searching for a property to renovate and make your own, this one checks the boxes. With functional layout, ample living space, and strong investment upside, the possibilities are endless. Motivated seller brings opportunity-don't miss your chance to secure a great deal on a property with serious potential. Schedule your showing today and see the value for yourself.

8. 2026-04-16
   listed $99,000 Active 530-char remark

   Show marketing remark (530 chars)

   This spacious 4-bedroom, 2-bath, two story home is packed with potential and ready for its next chapter! Whether you're looking to expand your rental portfolio or searching for a property to renovate and make your own, this one checks the boxes. With functional layout, ample living space, and strong investment upside, the possibilities are endless. Motivated seller brings opportunity-don't miss your chance to secure a great deal on a property with serious potential. Schedule your showing today and see the value for yourself.

9. 2014-12-23
   soldstatus $38,000
10. 2010-12-20
    soldstatus $25,000

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/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: $15,384
• − Mortgage interest: −$4,201
• − Property taxes: −$548
• − Insurance: −$375
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$2,182
• Taxable income: $5,617
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,163/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Georgetown

• Score: 59/100
• State rank: #280
• US rank: #20375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, LA
• Population (ZIP): 824

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 4%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+240.0% since first listed

4 events — show timeline

• 2026-05-03 Price Changed $85,000 AcadianaMLS
• 2026-04-16 Listed $99,000 AcadianaMLS
• 2014-12-23 Sold (Public Records) $38,000 Public Records
• 2010-12-20 Sold (Public Records) $25,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $548 · -3.4% YoY. Source: county tax records.