399 Voorhies Ln · Bordelonville, LA 71355

$9,000

4 bd · 1.0 ba · 1,564 sqft · SingleFamily · 43 Days on market

Built 1969 0.25 ac lot Est $6k · 44% over

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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 +15.0/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

4 Bedroom 1 bath home located in rural area . Property in need of rehab. All information assumed correct but not guaranteed. The Property is sold as where is seller has no knowledge, buyer should perform their due dilligence and make own assessments.

Key facts

• 0.25 acre lot
• Built 1969
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $9k).
• Recommended offer: $9k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#368 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — 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: Avoyelles High School (math 18% / reading 25%, grade F, #177 of 265 statewide, top 67%, 536 students, 53% FRL) — zoned schools average 53% FRL vs 75% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 15 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $962 of equity ($62 loan paydown + $900 appreciation (10.0% local appreciation)).
• Avoyelles County population projected at -18% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $8,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1969 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
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: 13.55% ✓
• Cap rate: 127.08%
• Cash-on-cash: 431.38%
• DSCR: 20.19
• GRM: 0.6

CMA / ARV

• ARV (on-the-fly): $6,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Voorhies Ln	0.00mi	4/1.0	1,564 (0%)	0mo	$7,000	$4	100

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 25.85×
• Total profit: $62,614
• Equity at exit: $8,108

10-year hold

• IRR: —
• Equity multiple: 56.18×
• Total profit: $139,045
• Equity at exit: $17,485

Cash invested: $2,520 (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 71355

• Home prices YoY: 8.2%
• Active inventory: 15
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$47
• Tax from tax record: −$6 /mo · $77/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $906

Break-even live

Break-even rent $73

Max offer price $9,000

Occupancy floor 21%

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-10
   status Pending
2. 2026-03-24
   price $9,000
3. 2026-03-11
   price $12,000
4. 2026-03-05
   price $16,000
5. 2026-02-24
   listed $17,000 Active
6. 2025-11-25
   price $19,900
7. 2025-11-25
   price $19,900
8. 2025-09-19
   price $29,900
9. 2025-09-19
   price $29,900
10. 2025-08-13
    listed $34,900 Active
11. 2025-08-13
    listed $29,900 Active
12. 2008-03-17
    soldstatus

ⓘ 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: $77 · $6/mo
• Projected year-2 tax: $77 · $6/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,631
• − Mortgage interest: −$504
• − Property taxes: −$77
• − Insurance: −$45
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$262
• Taxable income: $11,403
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $8,134/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Bordelonville

• Score: 55/100
• State rank: #368
• US rank: #23389

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

• Population (ZIP): 2,192

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12% Two or more races 2%
• Common ancestry: Lithuanian 32% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 89% English-only · French/Haitian/Cajun 11%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 172.85
• 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

-74.2% since first listed

12 events — show timeline

• 2026-04-10 Pending — AcadianaMLS
• 2026-03-24 Price Changed $9,000 AcadianaMLS
• 2026-03-11 Price Changed $12,000 AcadianaMLS
• 2026-03-05 Price Changed $16,000 AcadianaMLS
• 2026-02-24 Listed $17,000 AcadianaMLS
• 2025-11-25 Price Changed $19,900 AcadianaMLS
• 2025-11-25 Price Changed $19,900 AcadianaMLS
• 2025-09-19 Price Changed $29,900 AcadianaMLS
• 2025-09-19 Price Changed $29,900 AcadianaMLS
• 2025-08-13 Listed $29,900 AcadianaMLS
• 2025-08-13 Listed $34,900 AcadianaMLS
• 2008-03-17 Sold (Public Records) — Public Records

Property tax history

-5.8%/yr

Latest (2025): $77 · -70.1% YoY. Source: county tax records.