13250 Capace Rd · Independence, LA 70443

$90,000

2 bd · 1.0 ba · 756 sqft · SingleFamily · 38 Days on market

Built 1950 Good condition 0.60 ac lot $119/sqft · 27% below area Est $124k · 27% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this charming house in the country and only 2 minutes from the heart of Independence. Ready to move in, and awaiting your personal touch. 2 bedrooms and 1 bath on 0.6 acres. No carpet! Metal roof installed 2020! Renovated in 2020: front bedroom, the bathroom, flooring in living areas. Brand new gas heater (2026). Natural gas powers the heater, stove, and water heater. Front porch and an attached carport.

Key facts

• Metal roof
• Renovated bathroom
• Attached carport

Tags

• METAL ROOF
• RENOVATED BATHROOM
• FRONT PORCH
• ATTACHED CARPORT

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Septic tank
• Home design: Single-story; Raised foundation
• Construction: Vinyl siding; Metal roof; Built with a raised foundation
• Exterior features: Porch; Irregular lot; Outside city limits

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window cooling units
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.0% in Independence — 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 56/100 on livability (#351 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $123,531
• List price: $90,000
• Delta: -27.14%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-7,501
• Equity at exit: $13,419

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $2,628
• Equity at exit: $7,782

Cash invested: $25,200 (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 70443

• Active inventory: 108
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $111

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 83%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 N La Russa Ln Unit A Independence, LA	2.0	1.0	1000	$1,015	$1.01	23d	1	1.26mi
196 N La Russa Ln Unit 3 Independence, LA	1.0	1.0	650	$900	$1.38	14d	1	1.26mi
390 Guzzardo Ln Unit 1B Independence, LA	2.0	1.0	900	$875	$0.97	44d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 38 DOM
2. 2026-06-18
   days on market $90,000 Active 37 DOM
3. 2026-06-17
   days on market $90,000 Active 36 DOM
4. 2026-06-16
   days on market $90,000 Active 35 DOM
5. 2026-06-15
   days on market $90,000 Active 34 DOM
6. 2026-06-14
   days on market $90,000 Active 32 DOM
7. 2026-06-13
   days on market $90,000 Active 31 DOM
8. 2026-06-10
   days on market $90,000 Active 29 DOM
9. 2026-06-09
   days on market $90,000 Active 28 DOM
10. 2026-06-08
    days on market $90,000 Active 27 DOM
11. 2026-06-07
    days on market $90,000 Active 26 DOM
12. 2026-06-05
    days on market $90,000 Active 23 DOM
13. 2026-06-03
    days on market $90,000 Active 22 DOM
14. 2026-06-02
    days on market $90,000 Active 21 DOM
15. 2026-06-01
    days on market $90,000 Active 20 DOM
16. 2026-05-31
    days on market $90,000 Active 19 DOM
17. 2026-05-30
    days on market $90,000 Active 18 DOM
18. 2026-05-12
    listed $90,000 Active 418-char remark

    Show marketing remark (418 chars)

    Don't miss this charming house in the country and only 2 minutes from the heart of Independence. Ready to move in, and awaiting your personal touch. 2 bedrooms and 1 bath on 0.6 acres. No carpet! Metal roof installed 2020! Renovated in 2020: front bedroom, the bathroom, flooring in living areas. Brand new gas heater (2026). Natural gas powers the heater, stove, and water heater. Front porch and an attached carport.

19. 2026-05-12
    listed $90,000 Active 418-char remark

    Show marketing remark (418 chars)

    Don't miss this charming house in the country and only 2 minutes from the heart of Independence. Ready to move in, and awaiting your personal touch. 2 bedrooms and 1 bath on 0.6 acres. No carpet! Metal roof installed 2020! Renovated in 2020: front bedroom, the bathroom, flooring in living areas. Brand new gas heater (2026). Natural gas powers the heater, stove, and water heater. Front porch and an attached carport.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,134
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$2,618
• Taxable loss: −$107
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $1,358/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 · 15 photos

Good 75/100 Cosmetic rehab

This charming single-family home in Independence is in good condition with recent renovations and a metal roof installed in 2020. It's move-in ready with a good curb appeal and potential for further value-add improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing windows with energy-efficient ones — Improves energy efficiency and reduces utility costs
• Both Upgrading HVAC system — Enhances comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing windows with energy-efficient ones — Improves energy efficiency and reduces utility costs ↑
• Both Upgrading HVAC system — Enhances comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ 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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Independence

• Score: 56/100
• State rank: #351
• US rank: #23010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,359

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 28% Hispanic / Latino 16% Two or more races 12%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 7% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.69%
• Current HPI: 101.0489
• 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

2 events — show timeline

• 2026-05-12 Listed $90,000 AcadianaMLS
• 2026-05-12 Listed $90,000 GSREIN