925 Poplas St · Bogalusa, LA 70427

$131,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily · 696 Days on market

Built 2023

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

Key facts

• Open floor plan
• Parking
• Built 2023

Tags

• OPEN FLOOR PLAN
• STAINED CONCRETE FLOORING
• HUD HOME ASSISTANCE PROGRAM

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Excellent condition
• Construction: HardiPlank exterior; Shingle roof; Slab foundation; Built with durable construction materials
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 33 x 120

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Accessibility features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $131k.

Deal economics

• At list price, monthly cash flow is $-12 ($-147/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (1.6% below list).
• Meets the 1% rule at list price ($2k rent vs $131k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byrd Avenue Primary School (363 students, 74% FRL); Bogalusa High School (math 3% / reading 17%, grade F, #239 of 265 statewide, top 91%, 705 students, 74% FRL).
• Market conditions: 88 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $906 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.

Negotiation context

• It's been on market 696 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,280 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 696 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $78,384
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 N Border Dr	0.23mi	3/1.5	1,261 (+14%)	9mo	$89,900	$71	56
803 N Border Dr	0.21mi	2/1.0 (-1)	1,257 (+14%)	3mo	$129,000	$103	55
1316 Jefferson St	0.50mi	3/1.0	1,176 (+6%)	10mo	$18,000	$15	54
836 N Columbia St	0.36mi	3/2.0	1,248 (+13%)	16mo	$45,000	$36	48
215 Bankston Dr	0.58mi	3/1.0	1,221 (+11%)	9mo	$70,000	$57	44
743 Saint Augustine St	0.27mi	2/1.0 (-1)	1,225 (+11%)	23mo	$133,000	$109	41
1402 Jefferson St	0.51mi	2/1.0 (-1)	1,000 (-9%)	14mo	$24,500	$25	40
127 Bankston Dr	0.62mi	3/1.5	940 (-15%)	7mo	$125,000	$133	38

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-21,751
• Equity at exit: $19,533

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-18,911
• Equity at exit: $11,326

Cash invested: $36,680 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 88
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$687
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$55
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-12

Break-even live

Break-even rent $1,619

Max offer price $128,843

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $25	+0% $-12	+5% $-49	+10% $-86
Rent	-10% $-139	-5% $-76	+0% $-12	+5% $51	+10% $114
Rate	-1.0pp $54	-0.5pp $21	base $-12	+0.5pp $-46	+1.0pp $-81

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: $32,750
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Bankston Dr Bogalusa, LA	3.0	1.0	1200	$1,900	$1.58	25d	1	0.68mi
735 Ontario Ave Bogalusa, LA	2.0	1.0	1247	$1,050	$0.84	25d	1	1.23mi

Listing history 35 events

1. 2026-06-22
   days on market $131,000 Active 696 DOM
2. 2026-06-21
   days on market $131,000 Active 695 DOM
3. 2026-06-21
   days on market $131,000 Active 694 DOM
4. 2026-06-18
   days on market $131,000 Active 692 DOM
5. 2026-06-17
   days on market $131,000 Active 691 DOM
6. 2026-06-16
   days on market $131,000 Active 690 DOM
7. 2026-06-15
   days on market $131,000 Active 689 DOM
8. 2026-06-13
   days on market $131,000 Active 687 DOM
9. 2026-06-12
   days on market $131,000 Active 686 DOM
10. 2026-06-09
    days on market $131,000 Active 683 DOM
11. 2026-06-08
    days on market $131,000 Active 682 DOM
12. 2026-06-07
    days on market $131,000 Active 681 DOM
13. 2026-06-05
    days on market $131,000 Active 679 DOM
14. 2026-06-04
    days on market $131,000 Active 677 DOM
15. 2026-06-02
    days on market $131,000 Active 676 DOM
16. 2026-06-01
    days on market $131,000 Active 675 DOM
17. 2026-05-31
    days on market $131,000 Active 674 DOM
18. 2026-05-31
    days on market $131,000 Active 673 DOM
19. 2026-05-20
    status Active 563-char remark

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

20. 2026-05-20
    status Active

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

21. 2026-04-25
    historical

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

22. 2026-04-25
    status Active 563-char remark

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

23. 2026-04-25
    status Active

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

24. 2026-03-25
    historical

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

25. 2026-03-25
    status Active 563-char remark

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

26. 2026-03-25
    status Active

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

27. 2026-03-24
    historical
28. 2026-03-20
    status Active 563-char remark

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

29. 2026-03-20
    status Active

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

30. 2026-03-19
    historical
31. 2025-01-29
    status Active
32. 2025-01-29
    historical
33. 2024-05-28
    listed $131,000 Active 563-char remark

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

34. 2024-05-28
    listed $131,000 Active

    Show marketing remark (563 chars)

    Adorable 3 bed/2bath cottage featuring an open floor plan. Stained concrete flooring throughout, SS Range and DW. Home was constructed through HUD Home Assistance Program so buyer must meet HUD Income & Credit eligibility & have lender fill out Homebuyer Subsidy Application with documentation & be approved through the LHC. Buyers must also agree in writing to the Affordability Period & consent to receive approved HUD housing counseling. Buyer must not have owned any home within prior 3-year period unless displaced homemaker or single parent.

35. 2023-02-25
    listed $131,000

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $19,241
• − Mortgage interest: −$7,338
• − Property taxes: −$1,329
• − Insurance: −$5,774
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,811
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$502
• After-tax cash flow: $355/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 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: ▼ -24.26%
• Current HPI: 112.358
• 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

17 events — show timeline

• 2026-05-20 Relisted — AcadianaMLS
• 2026-05-20 Relisted — GSREIN
• 2026-04-25 Listing Removed — GSREIN
• 2026-04-25 Relisted — AcadianaMLS
• 2026-04-25 Relisted — GSREIN
• 2026-03-25 Listing Removed — GSREIN
• 2026-03-25 Relisted — AcadianaMLS
• 2026-03-25 Relisted — GSREIN
• 2026-03-24 Listing Removed — GSREIN
• 2026-03-20 Relisted — AcadianaMLS
• 2026-03-20 Relisted — GSREIN
• 2026-03-19 Listing Removed — GSREIN
• 2025-01-29 Relisted — GSREIN
• 2025-01-29 Listing Removed — GSREIN
• 2024-05-28 Listed $131,000 GSREIN
• 2024-05-28 Listed $131,000 AcadianaMLS
• 2023-02-25 Listed $131,000 AcadianaMLS

Property tax history

+47.9%/yr

Latest (2025): $1,329 · +0.3% YoY. Source: county tax records.