205 N 13th St · Oakdale, LA 71463

$49,000

2 bd · 2.0 ba · 1,015 sqft · SingleFamily · 279 Days on market

Built 1950 5,500 sqft 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 +5.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back in time, beautiful cottage with 2 large bedrooms & 1 Bath. Lots of windows. Great corner lot with a 32x35 garage that can make a wonderful workshop. Wonderful wood floors.

Key facts

• Large bedrooms
• Wood floors
• Wonderful workshop

Tags

• CORNER LOT
• LARGE BEDROOMS
• WOOD FLOORS
• WONDERFUL WORKSHOP

Property features AI

Exterior

• Parking: Detached garage
• Home design: Single family residence
• Construction: Wood siding frame construction; Composition roof
• Exterior features: Corner lot at 8th Street and 13th Street

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Bedroom 1
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bathroom 1; Intercom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#55 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $840 of equity ($339 loan paydown + $501 appreciation (1.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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 1950 — 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 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?
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: 2.53% ✓
• Cap rate: 22.50%
• Cash-on-cash: 57.88%
• DSCR: 3.58
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 4.14×
• Total profit: $43,123
• Equity at exit: $16,784

10-year hold

• IRR: 62.0%
• Equity multiple: 8.37×
• Total profit: $101,114
• Equity at exit: $22,349

Cash invested: $13,720 (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 71463

• Home prices YoY: 1.1%
• Active inventory: 23
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $662

Break-even live

Break-even rent $403

Max offer price $49,000

Occupancy floor 42%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $49,000 Active 279 DOM
2. 2026-06-17
   days on market $49,000 Active 278 DOM
3. 2026-06-16
   days on market $49,000 Active 277 DOM
4. 2026-06-15
   days on market $49,000 Active 276 DOM
5. 2026-06-13
   days on market $49,000 Active 274 DOM
6. 2026-06-12
   pricedays on market $49,000 Active 273 DOM
7. 2026-06-09
   days on market $72,000 Active 270 DOM
8. 2026-06-08
   days on market $72,000 Active 269 DOM
9. 2026-06-07
   days on market $72,000 Active 268 DOM
10. 2026-06-07
    days on market $72,000 Active 267 DOM
11. 2026-06-04
    days on market $72,000 Active 264 DOM
12. 2026-06-02
    days on market $72,000 Active 263 DOM
13. 2026-06-01
    days on market $72,000 Active 262 DOM
14. 2026-05-31
    days on market $72,000 Active 261 DOM
15. 2026-05-31
    days on market $72,000 Active 260 DOM
16. 2025-11-26
    price $72,000
17. 2025-09-12
    listed $82,000 Active
18. 2025-09-12
    listed $82,000 Active
19. 2007-03-06
    soldstatus $40,000

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $490 · $41/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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: $14,886
• − Mortgage interest: −$2,745
• − Property taxes: −$490
• − Insurance: −$245
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$1,425
• Taxable income: $7,599
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $6,117/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oakdale

• Score: 70/100
• State rank: #55
• US rank: #7566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, LA
• City population: 9,007
• Population (ZIP): 9,007

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 22% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 2% Russian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 13% French/Haitian/Cajun 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 93.1157
• 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

+80.0% since first listed

4 events — show timeline

• 2025-11-26 Price Changed $72,000 AcadianaMLS
• 2025-09-12 Listed $82,000 AcadianaMLS
• 2025-09-12 Listed $82,000 AcadianaMLS
• 2007-03-06 Sold (Public Records) $40,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $490 · -0.6% YoY. Source: county tax records.