208 Woodland Ave · Ferriday, LA 71334

$30,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 155 Days on market

Built 1964 0.34 ac lot $23/sqft · 59% below area ↓ 33% since listing

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

3-bedroom 2 bath home located in the Woodland Subdivision. The home is located on a large lot with plenty of room for entertaining or family time. Add your personal touches to this property to make it your own or would make a great investment property. Priced to sell!!!

Key facts

• 0.34 acre lot
• Built 1964
• Listed 154 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#215 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D+, crime D+.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($207 loan paydown + $2k appreciation (5.8% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $30k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.49% ✓
• Cap rate: 31.40%
• Cash-on-cash: 89.66%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (median comp): $73,696
• List price: $30,000
• Delta: -59.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Shady Ln	0.38mi	3/1.5	1,300 (0%)	5mo	$105,000	$81	76
336 Lake Dr	0.71mi	3/2.0	1,385 (+6%)	17mo	$120,000	$87	41

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

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.8%
• Equity multiple: 6.76×
• Total profit: $48,359
• Equity at exit: $18,554

10-year hold

• IRR: 93.7%
• Equity multiple: 14.22×
• Total profit: $111,047
• Equity at exit: $33,386

Cash invested: $8,400 (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 71334

• Home prices YoY: 5.7%
• Active inventory: 43
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$31 /mo · $366/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $628

Break-even live

Break-even rent $254

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $30,000 Active 155 DOM
2. 2026-06-17
   days on market $30,000 Active 154 DOM
3. 2026-06-16
   days on market $30,000 Active 153 DOM
4. 2026-06-15
   days on market $30,000 Active 152 DOM
5. 2026-06-07
   days on market $30,000 Active 150 DOM
6. 2026-06-04
   days on market $30,000 Active 147 DOM
7. 2026-06-02
   days on market $30,000 Active 146 DOM
8. 2026-06-01
   days on market $30,000 Active 145 DOM
9. 2026-05-31
   days on market $30,000 Active 144 DOM
10. 2026-05-31
    days on market $30,000 Active 143 DOM
11. 2026-04-24
    price $30,000 270-char remark

    Show marketing remark (270 chars)

    3-bedroom 2 bath home located in the Woodland Subdivision. The home is located on a large lot with plenty of room for entertaining or family time. Add your personal touches to this property to make it your own or would make a great investment property. Priced to sell!!!

12. 2026-01-06
    listed $35,000 Active 270-char remark

    Show marketing remark (270 chars)

    3-bedroom 2 bath home located in the Woodland Subdivision. The home is located on a large lot with plenty of room for entertaining or family time. Add your personal touches to this property to make it your own or would make a great investment property. Priced to sell!!!

13. 2025-05-14
    soldstatus $8,500
14. 2007-04-12
    soldstatus $45,000

ⓘ 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: $366 · $31/mo
• Projected year-2 tax: $366 · $31/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,576
• − Mortgage interest: −$1,680
• − Property taxes: −$366
• − Insurance: −$150
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$873
• Taxable income: $7,495
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $5,733/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Ferriday

• Score: 62/100
• State rank: #215
• US rank: #16581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferriday, LA
• Population (ZIP): 9,382

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 54% White 40% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 108.4427
• 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

-33.3% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $30,000 MLSU
• 2026-01-06 Listed $35,000 MLSU
• 2025-05-14 Sold (Public Records) $8,500 Public Records
• 2007-04-12 Sold (Public Records) $45,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $366 · -22.3% YoY. Source: county tax records.