25459 S Choctaw Rd · Franklinton, LA 70438

$135,000

3 bd · 2.0 ba · 2,044 sqft · SingleFamily · 24 Days on market

Built 1981 1.47 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• 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

3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

Key facts

• 1.47 acre lot
• Garage
• Built 1981

Property features AI

Exterior

• Parking: Garage with two parking spaces
• Utilities: Public water; Septic tank
• Home design: Single-story home
• Construction: Wood siding; Shingle roof; Slab foundation; Built with average condition
• Exterior features: Outside city limits lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Wood-burning fireplace; Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.3% in Franklinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 246 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.23% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $363,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25545 Lake Choctaw Rd	0.16mi	4/2.0 (+1)	1,833 (-10%)	19mo	$327,000	$178	55

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,735
• Equity at exit: $20,129

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $46,914
• Equity at exit: $11,672

Cash invested: $37,800 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 246
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $481

Break-even live

Break-even rent $1,048

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-01
   status $135,000 Pending 24 DOM
2. 2026-05-31
   days on market $135,000 Active 24 DOM
3. 2026-05-22
   status Active 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

4. 2026-05-22
   status Active

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

5. 2026-04-29
   status Pending 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

6. 2026-04-29
   status Pending

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

7. 2026-04-18
   status Active 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

8. 2026-04-18
   status Active

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

9. 2026-03-31
   status Pending 98-char remark

   Show marketing remark (98 chars)

   3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

10. 2026-03-31
    status Pending

    Show marketing remark (98 chars)

    3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

11. 2026-03-26
    listed $135,000 Active 98-char remark

    Show marketing remark (98 chars)

    3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

12. 2026-03-26
    listed $135,000 Active

    Show marketing remark (98 chars)

    3 Bedroom 2 bath home with large wood burning fireplace on 1.47 acres in the pine school district.

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $19,887
• − Mortgage interest: −$7,562
• − Property taxes: −$765
• − Insurance: −$675
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,927
• Taxable income: $3,775
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $4,869/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,935

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.73%
• Current HPI: 191.4762
• 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

+0.0% since first listed

10 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-22 Relisted — GSREIN
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GSREIN
• 2026-04-18 Relisted — AcadianaMLS
• 2026-04-18 Relisted — GSREIN
• 2026-03-31 Pending — AcadianaMLS
• 2026-03-31 Pending — GSREIN
• 2026-03-26 Listed $135,000 GSREIN
• 2026-03-26 Listed $135,000 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2025): $765 · +0.2% YoY. Source: county tax records.