1272 Carson · Haynesville, LA 71038

$66,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 51 Days on market

Built 1955 2.00 ac lot $73/sqft · 113% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to add value with a little TLC. Featuring a functional layout, this property has strong potential as a rental or flip. Conveniently located just a couple of blocks from the local school, golf course, parks, and neighborhood community pool, it offers desirable amenities that appeal to future tenants or homeowners alike. The spacious bedrooms and practical floor plan provide a great starting point for updates and improvements. With a little vision and work, this property could become a standout income-producing home. Don’t miss this chance to unlock its potential!

Key facts

• Practical floor plan
• Spacious bedrooms
• 2 acre lot

Tags

• SPACIOUS BEDROOMS
• PRACTICAL FLOOR PLAN
• STANDOUT INCOME PRODUCING HOME

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: City water; City sewer; Electricity available; Individual gas meter; Individual water meter; Located in a Municipal Utility District
• Home design: Single family residence; Residential property; Attached property; Built in 1955
• Construction: Built in 1955
• Exterior features: 2-acre lot; Will not subdivide; GPS-friendly directions; Subdivision: Galloway Addition; County: Claiborne

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; One-level layout
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#255 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, health & safety D, amenities F.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — 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.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($456 loan paydown + $2k appreciation (3.0% local appreciation)).
• Claiborne County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,020 (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 1955 — 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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.69%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $30,933
• List price: $66,000
• Delta: 113.36%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.14×
• Total profit: $21,084
• Equity at exit: $29,676

10-year hold

• IRR: 21.2%
• Equity multiple: 4.07×
• Total profit: $56,710
• Equity at exit: $45,735

Cash invested: $18,480 (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 71038

• Active inventory: 13
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$28
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $206

Break-even live

Break-even rent $588

Max offer price $66,000

Occupancy floor 71%

Sensitivity live

Price	-10% $243	-5% $225	+0% $206	+5% $187	+10% $169
Rent	-10% $139	-5% $172	+0% $206	+5% $239	+10% $273
Rate	-1.0pp $239	-0.5pp $223	base $206	+0.5pp $189	+1.0pp $171

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $66,000 Active 51 DOM
2. 2026-06-18
   days on market $66,000 Active 49 DOM
3. 2026-06-17
   days on market $66,000 Active 48 DOM
4. 2026-06-16
   days on market $66,000 Active 47 DOM
5. 2026-06-15
   days on market $66,000 Active 46 DOM
6. 2026-06-13
   days on market $66,000 Active 44 DOM
7. 2026-06-12
   days on market $66,000 Active 43 DOM
8. 2026-06-09
   days on market $66,000 Active 40 DOM
9. 2026-06-08
   days on market $66,000 Active 39 DOM
10. 2026-06-07
    days on market $66,000 Active 38 DOM
11. 2026-06-07
    days on market $66,000 Active 37 DOM
12. 2026-06-04
    days on market $66,000 Active 34 DOM
13. 2026-06-02
    days on market $66,000 Active 33 DOM
14. 2026-06-01
    days on market $66,000 Active 32 DOM
15. 2026-05-31
    days on market $66,000 Active 31 DOM
16. 2026-05-31
    days on market $66,000 Active 30 DOM
17. 2026-04-28
    listed $66,000 Active 663-char remark
18. 2007-08-14
    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: $290 · $24/mo
• Projected year-2 tax: $363 · $30/mo
• Expected delta: +$73/yr (+$6/mo · 25.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $10,180
• − Mortgage interest: −$3,697
• − Property taxes: −$290
• − Insurance: −$1,128
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,920
• Taxable income: $1,516
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,107/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Haynesville

• Score: 60/100
• State rank: #255
• US rank: #19053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haynesville, LA
• Population (ZIP): 3,797

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 0%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

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

2 events — show timeline

• 2026-04-28 Listed $66,000 NTREIS
• 2007-08-14 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $290 · +0.4% YoY. Source: county tax records.