768 Highway 507 · Castor, LA 71016

$113,000

3 bd · 1.0 ba · 1,195 sqft · SingleFamily public records · 149 Days on market

Built 1960 0.75 ac lot $95/sqft · 140% above area

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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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hidden Gem. This cozy house is tucked away in the solitude of the country. Just off the beaten path in Castor you will find this three bedroom house. Bring your chickens, pigs, whatever your farm heart desires. Laminate flooring throughout.

Key facts

• Laminate flooring
• 0.75 acre lot
• 2 parking spots

Tags

• LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $72 ($863/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (9.8% below list).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#327 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, schools B; Watch: crime F, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($781 loan paydown + $3k appreciation (2.6% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.90% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (median comp): $47,032
• List price: $113,000
• Delta: 140.26%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Highway 507	0.25mi	3/1.0	1,046 (-12%)	8mo	$47,000	$45	61

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

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.50×
• Total profit: $15,760
• Equity at exit: $48,238

10-year hold

• IRR: 11.6%
• Equity multiple: 2.67×
• Total profit: $52,741
• Equity at exit: $72,400

Cash invested: $31,640 (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 71016

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $72

Break-even live

Break-even rent $928

Max offer price $113,000

Occupancy floor 88%

Sensitivity live

Price	-10% $136	-5% $104	+0% $72	+5% $40	+10% $8
Rent	-10% $-9	-5% $32	+0% $72	+5% $112	+10% $152
Rate	-1.0pp $129	-0.5pp $101	base $72	+0.5pp $43	+1.0pp $13

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $113,000 Active 149 DOM
2. 2026-06-19
   days on market $113,000 Active 147 DOM
3. 2026-06-18
   days on market $113,000 Active 146 DOM
4. 2026-06-17
   days on market $113,000 Active 145 DOM
5. 2026-06-16
   days on market $113,000 Active 144 DOM
6. 2026-06-15
   days on market $113,000 Active 143 DOM
7. 2026-06-14
   days on market $113,000 Active 141 DOM
8. 2026-06-12
   days on market $113,000 Active 140 DOM
9. 2026-06-09
   days on market $113,000 Active 137 DOM
10. 2026-06-08
    days on market $113,000 Active 136 DOM
11. 2026-06-07
    days on market $113,000 Active 135 DOM
12. 2026-06-05
    days on market $113,000 Active 132 DOM
13. 2026-06-03
    days on market $113,000 Active 131 DOM
14. 2026-06-02
    days on market $113,000 Active 130 DOM
15. 2026-06-01
    days on market $113,000 Active 129 DOM
16. 2026-05-31
    days on market $113,000 Active 128 DOM
17. 2026-05-30
    days on market $113,000 Active 127 DOM
18. 2026-02-20
    price $118,000 240-char remark

    Show marketing remark (240 chars)

    Hidden Gem. This cozy house is tucked away in the solitude of the country. Just off the beaten path in Castor you will find this three bedroom house. Bring your chickens, pigs, whatever your farm heart desires. Laminate flooring throughout.

19. 2026-01-23
    listed $120,000 Active 240-char remark

    Show marketing remark (240 chars)

    Hidden Gem. This cozy house is tucked away in the solitude of the country. Just off the beaten path in Castor you will find this three bedroom house. Bring your chickens, pigs, whatever your farm heart desires. Laminate flooring throughout.

20. 2025-12-28
    status Active
21. 2025-12-27
    historical
22. 2025-12-25
    historical
23. 2025-10-19
    price $120,000
24. 2025-08-03
    price $135,000
25. 2025-06-25
    listed $180,000 Active
26. 2021-03-02
    soldstatus $92,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 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: $12,226
• − Mortgage interest: −$6,330
• − Property taxes: −$1,120
• − Insurance: −$565
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,287
• Taxable loss: −$1,032
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,110/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Castor

• Score: 57/100
• State rank: #327
• US rank: #22063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,761

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 92.5771
• 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

+28.3% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $118,000 NTREIS
• 2026-01-23 Listed $120,000 NTREIS
• 2025-12-28 Relisted — NTREIS
• 2025-12-27 Listing Removed — NTREIS
• 2025-12-25 Listing Removed — NTREIS
• 2025-10-19 Price Changed $120,000 NTREIS
• 2025-08-03 Price Changed $135,000 NTREIS
• 2025-06-25 Listed $180,000 NTREIS
• 2021-03-02 Sold (Public Records) $92,000 Public Records

Property tax history

+18.3%/yr

Latest (2024): $1,120 · +9.0% YoY. Source: county tax records.