164 Baker St · Wisner, LA 71378

$120,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 15 Days on market

Built 1969 3.00 ac lot

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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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Home in the heart of Wisner! Situated on a corner lot, this property offers small town living with space to enjoy the outdoors.

Key facts

• Corner lot
• 3 acre lot
• 2 garage spots

Tags

• CORNER LOT
• SPACE TO ENJOY OUTDOORS

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking with gravel surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; Site-built home; One level; Entry at level 1
• Construction: Foundation: Other
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Refrigerator; Gas water heater; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $112k (6.8% below list).
• Recommended offer: $112k (6.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 54/100 on livability (#387 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gilbert School (math 17% / reading 24%, grade F, #439 of 646 statewide, top 68%, 431 students, 78% FRL); Franklin Parish High School (math 19% / reading 28%, grade F, #167 of 265 statewide, top 63%, 792 students, 71% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($830 loan paydown + $4k appreciation (3.0% local appreciation)).
• Franklin County population projected at -14% 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $111,823 (6.8% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.76×
• Total profit: $25,429
• Equity at exit: $53,957

10-year hold

• IRR: 15.2%
• Equity multiple: 3.23×
• Total profit: $75,009
• Equity at exit: $83,154

Cash invested: $33,600 (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 71378

• Active inventory: 7
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $173

Break-even live

Break-even rent $899

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $241	-5% $207	+0% $173	+5% $139	+10% $105
Rent	-10% $85	-5% $129	+0% $173	+5% $217	+10% $262
Rate	-1.0pp $234	-0.5pp $204	base $173	+0.5pp $142	+1.0pp $110

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $120,000 Active 15 DOM
2. 2026-06-18
   days on market $120,000 Active 13 DOM
3. 2026-06-17
   days on market $120,000 Active 12 DOM
4. 2026-06-16
   days on market $120,000 Active 11 DOM
5. 2026-06-15
   days on market $120,000 Active 10 DOM
6. 2026-06-13
   days on market $120,000 Active 8 DOM
7. 2026-06-12
   days on market $120,000 Active 7 DOM
8. 2026-06-09
   days on market $120,000 Active 4 DOM
9. 2026-06-08
   days on market $120,000 Active 3 DOM
10. 2026-06-07
    days on market $120,000 Active 2 DOM
11. 2026-06-07
    remarks 127-char remark
12. 2026-06-07
    listed $120,000 Active 1 DOM

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$289/yr (+$24/mo · 77.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,419
• − Mortgage interest: −$6,722
• − Property taxes: −$371
• − Insurance: −$600
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,491
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,057/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Wisner

• Score: 54/100
• State rank: #387
• US rank: #24188

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

• Census place: Wisner, LA
• Population (ZIP): 2,187

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 36% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 0%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

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

1 event — show timeline

• 2026-06-05 Listed $120,000 NELABOR

Property tax history

+1.6%/yr

Latest (2025): $371 · +0.1% YoY. Source: county tax records.