1905 Ruth Ford Dr · Lecompte, LA 71346

$74,900

2 bd · 1.0 ba · 1,559 sqft · Other · 148 Days on market

Built 1960 0.27 ac lot $48/sqft · 37% below area Est $119k · 37% under

---

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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Appreciation +6.0/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR OPPORTUNITY!! This 2 bedroom, 1 bath home offers strong potential as a flip project or rental income property. It is conveniently located within minutes from local amenities, and offers easy access to I-49 and Highway 71. Some features include: original hardwood flooring, a wood burning fireplace, a double carport, outdoor storage shed, privacy fence, and mature trees. As an added bonus, the layout may allow for the option to create a third bedroom, offering additional value for the right buyer. This home is ideal for investors looking to grow their portfolio or buyers wanting an affordable property with historic charm and lots of potential. Call today to schedule a private showing!

Key facts

• 0.27 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#329 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($518 loan paydown + $1k appreciation (1.9% local appreciation)).
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $5k (6%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1960 — 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. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (median comp): $118,519
• List price: $74,900
• Delta: -36.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.94×
• Total profit: $19,809
• Equity at exit: $29,306

10-year hold

• IRR: 19.9%
• Equity multiple: 3.62×
• Total profit: $55,034
• Equity at exit: $42,021

Cash invested: $20,972 (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 71346

• Home prices YoY: 1.7%
• Active inventory: 9
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $234

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 70%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $74,900 Active 148 DOM
2. 2026-06-18
   days on market $74,900 Active 147 DOM
3. 2026-06-17
   days on market $74,900 Active 146 DOM
4. 2026-06-16
   days on market $74,900 Active 145 DOM
5. 2026-06-15
   days on market $74,900 Active 144 DOM
6. 2026-06-14
   days on market $74,900 Active 142 DOM
7. 2026-06-13
   days on market $74,900 Active 141 DOM
8. 2026-06-10
   days on market $74,900 Active 139 DOM
9. 2026-06-09
   days on market $74,900 Active 138 DOM
10. 2026-06-08
    days on market $74,900 Active 137 DOM
11. 2026-06-07
    days on market $74,900 Active 136 DOM
12. 2026-06-03
    days on market $74,900 Active 132 DOM
13. 2026-06-02
    days on market $74,900 Active 131 DOM
14. 2026-06-01
    days on market $74,900 Active 130 DOM
15. 2026-05-31
    days on market $74,900 Active 129 DOM
16. 2026-05-30
    days on market $74,900 Active 128 DOM
17. 2026-02-15
    price $74,900 700-char remark

    Show marketing remark (700 chars)

    INVESTOR OPPORTUNITY!! This 2 bedroom, 1 bath home offers strong potential as a flip project or rental income property. It is conveniently located within minutes from local amenities, and offers easy access to I-49 and Highway 71. Some features include: original hardwood flooring, a wood burning fireplace, a double carport, outdoor storage shed, privacy fence, and mature trees. As an added bonus, the layout may allow for the option to create a third bedroom, offering additional value for the right buyer. This home is ideal for investors looking to grow their portfolio or buyers wanting an affordable property with historic charm and lots of potential. Call today to schedule a private showing!

18. 2026-01-22
    listed $79,900 Active 700-char remark

    Show marketing remark (700 chars)

    INVESTOR OPPORTUNITY!! This 2 bedroom, 1 bath home offers strong potential as a flip project or rental income property. It is conveniently located within minutes from local amenities, and offers easy access to I-49 and Highway 71. Some features include: original hardwood flooring, a wood burning fireplace, a double carport, outdoor storage shed, privacy fence, and mature trees. As an added bonus, the layout may allow for the option to create a third bedroom, offering additional value for the right buyer. This home is ideal for investors looking to grow their portfolio or buyers wanting an affordable property with historic charm and lots of potential. Call today to schedule a private showing!

19. 2018-03-29
    listed $89,000
20. 2013-12-09
    listed $74,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $11,412
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,179
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $2,393/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Lecompte

• Score: 57/100
• State rank: #329
• US rank: #22092

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

• Census place: Lecompte, LA
• Population (ZIP): 2,700

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Black 21% Two or more races 11% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 18% English 6% Iranian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 117.1358
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-15 Price Changed $74,900 AcadianaMLS
• 2026-01-22 Listed $79,900 AcadianaMLS
• 2018-03-29 Listed $89,000 AcadianaMLS
• 2013-12-09 Listed $74,900 AcadianaMLS

Property tax history

+1.3%/yr

Latest (2025): $66 · -1.7% YoY. Source: county tax records.