1401 Pine St · Winnsboro, LA 71295

$80,000

2 bd · 1.0 ba · 1,220 sqft · SingleFamily · 58 Days on market

Fair condition $66/sqft · 15% below area Est $95k · 15% under

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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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bed/ 1 bath home currently occupied with tenant. Dining room could be used as a 3rd bedroom. This property could also be used as office space. Great investment opportunity! Please do not disturb tenant.

Key facts

• Listed 58 days

Property features AI

Finance

• Other: Zoning: residential
• HOA & community: No association amenities

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; No natural gas available
• Home design: Single-family residence; Site-built; One story; Entry level: 1
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Covered porch/patio; Corner lot; No fencing

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Wall/window cooling units; Has cooling
• Interior features: Ceiling fans; Blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• 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.
• Market conditions: 45 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.66% ✓
• Cap rate: 23.87%
• Cash-on-cash: 62.78%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (median comp): $94,572
• List price: $80,000
• Delta: -15.41%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Moore St	0.17mi	2/1.0	1,214 (-0%)	14mo	$73,500	$61	80
401 Macon St	0.12mi	2/2.0	1,244 (+2%)	14mo	$123,000	$99	75
206 Milam St	0.20mi	2/1.5	1,271 (+4%)	22mo	$97,500	$77	63
721 North St	0.48mi	2/1.0	1,313 (+8%)	21mo	$86,500	$66	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: 61.7%
• Equity multiple: 3.75×
• Total profit: $61,678
• Equity at exit: $11,928

10-year hold

• IRR: 66.3%
• Equity multiple: 7.69×
• Total profit: $149,836
• Equity at exit: $6,917

Cash invested: $22,400 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 45
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $1,172

Break-even live

Break-even rent $644

Max offer price $80,000

Occupancy floor 40%

Sensitivity live

Price	-10% $1,217	-5% $1,195	+0% $1,172	+5% $1,149	+10% $1,127
Rent	-10% $1,004	-5% $1,088	+0% $1,172	+5% $1,256	+10% $1,340
Rate	-1.0pp $1,212	-0.5pp $1,192	base $1,172	+0.5pp $1,151	+1.0pp $1,130

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $80,000 Active 58 DOM
2. 2026-06-18
   days on market $80,000 Active 56 DOM
3. 2026-06-17
   days on market $80,000 Active 55 DOM
4. 2026-06-16
   days on market $80,000 Active 54 DOM
5. 2026-06-15
   days on market $80,000 Active 53 DOM
6. 2026-06-13
   days on market $80,000 Active 51 DOM
7. 2026-06-12
   days on market $80,000 Active 50 DOM
8. 2026-06-09
   days on market $80,000 Active 47 DOM
9. 2026-06-08
   days on market $80,000 Active 46 DOM
10. 2026-06-07
    days on market $80,000 Active 45 DOM
11. 2026-06-07
    days on market $80,000 Active 44 DOM
12. 2026-06-04
    days on market $80,000 Active 41 DOM
13. 2026-06-02
    days on market $80,000 Active 40 DOM
14. 2026-06-01
    days on market $80,000 Active 39 DOM
15. 2026-05-31
    days on market $80,000 Active 38 DOM
16. 2026-05-31
    days on market $80,000 Active 37 DOM
17. 2026-04-23
    listed $80,000 Active 204-char remark

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,533
• − Mortgage interest: −$4,481
• − Property taxes: −$675
• − Insurance: −$400
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$2,327
• Taxable income: $13,565
• Est. tax owed @ 24.0%: −$3,256
• After-tax cash flow: $10,807/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and landscaping.

Repairs flagged

• Major kitchen cabinets — Severe wear and tear.
• Major kitchen appliances — Outdated and non-functional.
• Major bathroom fixtures — Basic and outdated design.
• Moderate exterior siding — Weathered and peeling paint.
• Major landscaping — Overgrown lawn and lack of landscaping.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace kitchen cabinets and appliances — New cabinets and appliances will make the kitchen more functional and attractive.
• Both Upgrade bathroom fixtures — Modern fixtures will enhance the bathroom's functionality and appeal.
• Both Paint exterior siding — Fresh paint will improve the home's curb appeal and value.
• Both Landscaping — Well-maintained landscaping will enhance the home's curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Severe wear and tear.	Major	$15,000–50,000
kitchen appliances · Outdated and non-functional.	Major	$15,000–50,000
bathroom fixtures · Basic and outdated design.	Major	$15,000–50,000
exterior siding · Weathered and peeling paint.	Moderate	$3,000–15,000
landscaping · Overgrown lawn and lack of landscaping.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace kitchen cabinets and appliances — New cabinets and appliances will make the kitchen more functional and attractive. ↑
• Both Upgrade bathroom fixtures — Modern fixtures will enhance the bathroom's functionality and appeal. ↑
• Both Paint exterior siding — Fresh paint will improve the home's curb appeal and value. ↑
• Both Landscaping — Well-maintained landscaping will enhance the home's curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, LA
• Population (ZIP): 14,008

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 (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -35.67%
• Current HPI: 137.0883
• 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

• 2026-04-23 Listed $80,000 NELABOR

Property tax history

+4.3%/yr

Latest (2025): $675 · +0.1% YoY. Source: county tax records.