762 Lee Anding Ext Rd · Richwood, LA 71292

$89,900

2 bd · 1.0 ba · 640 sqft · Other public records · 58 Days on market

Built 1969 1.00 ac lot $140/sqft · 41% above area Est $111k · 19% under

---

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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2 bath camp situated on the beautiful Ouachita River. This riverfront property offers exceptional opportunities for fishing, duck hunting, deer hunting, and squirrel hunting, or simply enjoying a relaxing summer getaway. The property features RV parking with full utility hookups, making it ideal for guests or extended stays. Surrounded by stunning natural scenery, this secluded retreat provides peace, privacy, and endless possibilities. A true slice of paradise.

Key facts

• Secluded retreat
• Rv parking
• Riverfront property

Tags

• RIVERFRONT PROPERTY
• RV PARKING
• FULL UTILITY HOOKUPS
• FISHING OPPORTUNITIES
• SECLUDED RETREAT
• NATURAL SCENERY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $2 ($24/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 $83k (7.2% below list).
• Recommended offer: $83k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#303 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 195 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500; list at $90k implies a 17880% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 78% 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 $83,427 (7.2% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $111,217
• List price: $89,900
• Delta: -19.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-14,404
• Equity at exit: $13,404

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-12,237
• Equity at exit: $7,773

Cash invested: $25,172 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $2

Break-even live

Break-even rent $832

Max offer price $89,900

Occupancy floor 95%

Sensitivity live

Price	-10% $53	-5% $27	+0% $2	+5% $-23	+10% $-49
Rent	-10% $-64	-5% $-31	+0% $2	+5% $35	+10% $68
Rate	-1.0pp $47	-0.5pp $25	base $2	+0.5pp $-21	+1.0pp $-45

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $89,900 Active 58 DOM
2. 2026-06-18
   days on market $89,900 Active 57 DOM
3. 2026-06-17
   days on market $89,900 Active 56 DOM
4. 2026-06-16
   days on market $89,900 Active 55 DOM
5. 2026-06-15
   days on market $89,900 Active 54 DOM
6. 2026-06-14
   days on market $89,900 Active 52 DOM
7. 2026-06-13
   days on market $89,900 Active 51 DOM
8. 2026-06-10
   days on market $89,900 Active 49 DOM
9. 2026-06-09
   days on market $89,900 Active 48 DOM
10. 2026-06-08
    days on market $89,900 Active 47 DOM
11. 2026-06-07
    days on market $89,900 Active 46 DOM
12. 2026-06-03
    days on market $89,900 Active 42 DOM
13. 2026-06-02
    days on market $89,900 Active 41 DOM
14. 2026-06-01
    days on market $89,900 Active 40 DOM
15. 2026-05-31
    days on market $89,900 Active 39 DOM
16. 2026-05-30
    days on market $89,900 Active 38 DOM
17. 2026-04-22
    listed $99,900 Active 486-char remark

    Show marketing remark (486 chars)

    Charming 2-bedroom, 2 bath camp situated on the beautiful Ouachita River. This riverfront property offers exceptional opportunities for fishing, duck hunting, deer hunting, and squirrel hunting, or simply enjoying a relaxing summer getaway. The property features RV parking with full utility hookups, making it ideal for guests or extended stays. Surrounded by stunning natural scenery, this secluded retreat provides peace, privacy, and endless possibilities. A true slice of paradise.

18. 2024-09-30
    soldstatus Closed 416-char remark

    Show marketing remark (416 chars)

    Discover your dream vacation getaway on this stunning 1 Acre riverfront property, perfectly positioned to embrace the beauty of nature. Nestled amidst lush greenery and with breathtaking views of the flowing river, this unique retreat offers endless potential for those looking to create their own slice of paradise. Don't miss out in this rare opportunity to invest in a piece of paradise- schedule a showing today!

19. 2024-09-17
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Discover your dream vacation getaway on this stunning 1 Acre riverfront property, perfectly positioned to embrace the beauty of nature. Nestled amidst lush greenery and with breathtaking views of the flowing river, this unique retreat offers endless potential for those looking to create their own slice of paradise. Don't miss out in this rare opportunity to invest in a piece of paradise- schedule a showing today!

20. 2024-09-07
    price $50,000 416-char remark

    Show marketing remark (416 chars)

    Discover your dream vacation getaway on this stunning 1 Acre riverfront property, perfectly positioned to embrace the beauty of nature. Nestled amidst lush greenery and with breathtaking views of the flowing river, this unique retreat offers endless potential for those looking to create their own slice of paradise. Don't miss out in this rare opportunity to invest in a piece of paradise- schedule a showing today!

21. 2024-08-30
    listed $85,000 Active 416-char remark

    Show marketing remark (416 chars)

    Discover your dream vacation getaway on this stunning 1 Acre riverfront property, perfectly positioned to embrace the beauty of nature. Nestled amidst lush greenery and with breathtaking views of the flowing river, this unique retreat offers endless potential for those looking to create their own slice of paradise. Don't miss out in this rare opportunity to invest in a piece of paradise- schedule a showing today!

22. 2016-05-16
    soldstatus $500
23. 2013-03-14
    soldstatus $36,500
24. 2012-07-16
    listed $38,000

ⓘ 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: $275 · $23/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$219/yr (+$18/mo · 79.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $10,011
• − Mortgage interest: −$5,036
• − Property taxes: −$275
• − Insurance: −$1,952
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$2,615
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $377/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Richwood

• Score: 58/100
• State rank: #303
• US rank: #21140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.78%
• Current HPI: 189.9135
• Rent YoY: —
• Metro: Monroe, LA
• 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

+162.9% since first listed

8 events — show timeline

• 2026-04-22 Listed $99,900 NELABOR
• 2024-09-30 Sold (MLS) — NELABOR
• 2024-09-17 Pending — NELABOR
• 2024-09-07 Price Changed $50,000 NELABOR
• 2024-08-30 Listed $85,000 NELABOR
• 2016-05-16 Sold (Public Records) $500 Public Records
• 2013-03-14 Sold (Public Records) $36,500 Public Records
• 2012-07-16 Listed $38,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $275 · -1.2% YoY. Source: county tax records.