116 Hope Ln

Kinder, LA 70648

$29,000B-

1 bd · 1.0 ba · 1,095 sqft · Built 1970 · SingleFamily · Active · 93 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $984/mo
• Mortgage (P&I): −$152
• Tax + insurance: −$80
• HOA: −$0
• Vac / Maint / Mgmt: −$207
• Net cashflow: $545/mo
• Annual: $6,535/yr
• Cap rate: 28.83%
• Cash-on-cash: 80.48%
• DSCR: 4.58
• 1% rule: 3.39%
• Cash to close: $8,120

Investor read

• This is a 1-bed/1.0-bath single-family listed at $29k.
• 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).
• It's been on market 93 days — a 9% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $26k (9.0% below list) — sets the bar for market timing.
• 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.
• 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).
• Watch-outs: property tax is 2.8% of price.
• Market conditions: 39 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.