116 Hope Ln · Kinder, LA 70648

$29,000

1 bd · 1.0 ba · 1,095 sqft · SingleFamily · 93 Days on market

Built 1970 0.58 ac 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
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity!! This is ONE OF TWO well maintained, centrally located homes. Wood frame on piers with wonderful covered porch for outside enjoyment. Home is currently rented by long time renter and the lot is large enough to add additional rental properties and there is also potential COMMERCIAL USE with 178 ft of frontage on LA Hwy 190. A STEAL OF A DEAL!

Key facts

• Large lot
• City street access
• Flood zone x

Tags

• LARGE LOT
• FRONTAGE ON HWY 190
• CITY STREET ACCESS
• FLOOD ZONE X

Property features AI

Finance

• Other: Listing broker: Compass-LC; Directions: From Hwy 165 in Kinder go East on Hwy 190 to 17th St. South on 17th St to 2nd Ave. West on 2nd Ave to Hope Ln. Property on left just before dead end.
• Financial info: Information not available
• HOA & community: Information not available

Exterior

• Parking: Driveway with open parking
• Security: Information not available
• Utilities: Public water; Public sewer / sewer connected; Electricity available; Natural gas available
• Home design: Single-family residence; House, single story; Faces west
• Construction: Construction details not provided
• Exterior features: No fencing; City lot with irregular shape; Paved roads and city street/highway frontage; Lot dimensions: 48 x 120 x 165 x 86 x 175 x 69 x 62; Approximately 0.58 acres

Interior

• Kitchen: Information not available
• Bedrooms: Information not available
• Flooring: Information not available
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating provided; Cooling via wall/window unit(s)
• Interior features: No fireplace
• Laundry & utility: Information not available

🏷️ Possibly a rental listed for sale. The $29,000 price doesn't fit this home's estimated sale value (~$81,030) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $29k).
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#21 in LA, #4,044 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: 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.
• Zoned schools: Kinder Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 541 students, 72% FRL); Kinder Middle School (math 31% / reading 56%, grade D, #55 of 218 statewide, top 25%, 374 students, 61% FRL); Kinder High School (math 37% / reading 57%, grade D-, #45 of 265 statewide, top 20%, 426 students, 60% FRL).
• Market conditions: 39 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 3.39% ✓
• Cap rate: 28.83%
• Cash-on-cash: 80.48%
• DSCR: 4.58
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $81,030
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 N 11th St N	0.52mi	2/1.0 (+1)	1,010 (-8%)	12mo	$75,000	$74	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 80.7%
• Equity multiple: 4.70×
• Total profit: $30,021
• Equity at exit: $4,324

10-year hold

• IRR: 84.1%
• Equity multiple: 9.74×
• Total profit: $70,945
• Equity at exit: $2,507

Cash invested: $8,120 (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 70648

• Home prices YoY: -25.9%
• Active inventory: 39
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $545

Break-even live

Break-even rent $294

Max offer price $29,000

Occupancy floor 40%

Sensitivity live

Price	-10% $561	-5% $553	+0% $545	+5% $536	+10% $528
Rent	-10% $467	-5% $506	+0% $545	+5% $583	+10% $622
Rate	-1.0pp $559	-0.5pp $552	base $545	+0.5pp $537	+1.0pp $529

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $29,000 Active 93 DOM
2. 2026-06-18
   days on market $29,000 Active 91 DOM
3. 2026-06-17
   days on market $29,000 Active 90 DOM
4. 2026-06-16
   days on market $29,000 Active 89 DOM
5. 2026-06-15
   days on market $29,000 Active 88 DOM
6. 2026-06-13
   days on market $29,000 Active 86 DOM
7. 2026-06-12
   days on market $29,000 Active 85 DOM
8. 2026-06-09
   days on market $29,000 Active 82 DOM
9. 2026-06-08
   days on market $29,000 Active 81 DOM
10. 2026-06-07
    days on market $29,000 Active 80 DOM
11. 2026-06-07
    days on market $29,000 Active 79 DOM
12. 2026-06-04
    days on market $29,000 Active 76 DOM
13. 2026-06-02
    days on market $29,000 Active 75 DOM
14. 2026-06-01
    days on market $29,000 Active 74 DOM
15. 2026-05-31
    days on market $29,000 Active 73 DOM
16. 2026-05-31
    days on market $29,000 Active 72 DOM
17. 2026-03-19
    listed $29,000 Active
18. 2020-02-27
    soldstatus $40,000 375-char remark

    Show marketing remark (374 chars)

    Great investment opportunity! This is ONE OF TWO well maintained, centrally located homes. Wood frame on piers with wonderful covered porch for outside enjoyment. Home is currently renter by a long time renter and the lot is large enough to add additional rental properties and there is also a potential COMMERCIAL USE with 178' of frontage on LA Hwy 190. A STEAL OF A DEAL!

19. 2020-02-27
    soldstatus 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity! This is ONE OF TWO well maintained, centrally located homes. Wood frame on piers with wonderful covered porch for outside enjoyment. Home is currently renter by a long time renter and the lot is large enough to add additional rental properties and there is also a potential COMMERCIAL USE with 178' of frontage on LA Hwy 190. A STEAL OF A DEAL!

20. 2019-04-02
    listed $115,000 374-char remark

    Show marketing remark (374 chars)

    Great investment opportunity! This is ONE OF TWO well maintained, centrally located homes. Wood frame on piers with wonderful covered porch for outside enjoyment. Home is currently renter by a long time renter and the lot is large enough to add additional rental properties and there is also a potential COMMERCIAL USE with 178' of frontage on LA Hwy 190. A STEAL OF A DEAL!

21. 2019-03-26
    listed $115,000 375-char remark

    Show marketing remark (375 chars)

    Great investment opportunity!! This is ONE OF TWO well maintained, centrally located homes. Wood frame on piers with wonderful covered porch for outside enjoyment. Home is currently rented by long time renter and the lot is large enough to add additional rental properties and there is also potential COMMERCIAL USE with 178 ft of frontage on LA Hwy 190. A STEAL OF A DEAL!

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $819 · $68/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $11,803
• − Mortgage interest: −$1,624
• − Property taxes: −$819
• − Insurance: −$145
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$844
• Taxable income: $6,482
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $4,979/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 — Kinder

• Score: 75/100
• State rank: #21
• US rank: #4044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinder, LA
• Population (ZIP): 6,994

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 6% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 2% Arabic 1%

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: ▼ -42.24%
• Current HPI: 120.6268
• 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

-74.8% since first listed

5 events — show timeline

• 2026-03-19 Listed $29,000 SWLAR
• 2020-02-27 Sold (MLS) — SWLAR
• 2020-02-27 Sold (MLS) $40,000 AcadianaMLS
• 2019-04-02 Listed $115,000 SWLAR
• 2019-03-26 Listed $115,000 AcadianaMLS

Property tax history

-4.8%/yr

Latest (2025): $819 · -0.1% YoY. Source: county tax records.