7257 Solitude Rd · St. Francisville, LA 70775

$119,900

3 bd · 1.5 ba · 1,439 sqft · SingleFamily · 119 Days on market

Built 1969 0.33 ac lot ↓ 20% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning--seller is motivated and ready to make a deal.

Key facts

• 0.33 acre lot
• Parking
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.0% in St. Francisville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Feliciana Parish (rural): math 47% / reading 54% proficiency, ranked #10 of 98 in LA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 154 active listings in the ZIP; 48 units permitted in West Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• West Feliciana County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $5,812
• Equity at exit: $17,877

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $37,460
• Equity at exit: $10,367

Cash invested: $33,572 (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 70775

• Active inventory: 154
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $397

Break-even live

Break-even rent $928

Max offer price $119,900

Occupancy floor 67%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $119,900 Active 119 DOM
2. 2026-06-17
   days on market $119,900 Active 118 DOM
3. 2026-06-16
   days on market $119,900 Active 117 DOM
4. 2026-06-15
   days on market $119,900 Active 116 DOM
5. 2026-06-13
   days on market $119,900 Active 114 DOM
6. 2026-06-12
   days on market $119,900 Active 113 DOM
7. 2026-06-09
   days on market $119,900 Active 110 DOM
8. 2026-06-08
   days on market $119,900 Active 109 DOM
9. 2026-06-07
   days on market $119,900 Active 108 DOM
10. 2026-06-05
    days on market $119,900 Active 106 DOM
11. 2026-06-04
    days on market $119,900 Active 104 DOM
12. 2026-06-02
    days on market $119,900 Active 103 DOM
13. 2026-06-01
    days on market $119,900 Active 102 DOM
14. 2026-05-31
    days on market $119,900 Active 101 DOM
15. 2026-05-31
    days on market $119,900 Active 100 DOM
16. 2026-05-16
    status Active 759-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

17. 2026-05-16
    status Active 764-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

18. 2026-04-25
    status Pending 759-char remark

    Show marketing remark (759 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning--seller is motivated and ready to make a deal.

19. 2026-04-24
    status Pending 764-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

20. 2026-04-14
    price $119,900 759-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

21. 2026-04-14
    price $119,900 764-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

22. 2026-03-19
    price $139,900 759-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

23. 2026-03-19
    price $139,900 764-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

24. 2026-01-23
    listed $149,900 Active 759-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

25. 2026-01-23
    listed $149,900 Active 764-char remark

    Show marketing remark (764 chars)

    BACK ON THE MARKET! Located in the heart of Saint Francisville, this REO property is now priced significantly below market to reflect current condition and accelerate a quick sale. Situated on approximately 0.33 acres, the property offers privacy, small-town charm, and proximity to local shops, dining, and schools within desirable West Feliciana Parish. Ongoing improvements present upside potential, but the property is being sold as-is, with utilities currently not active. Pricing has been strategically adjusted to account for remaining updates and market conditions. This is a value-driven opportunity for investors or buyers seeking to secure equity with room for improvement. Serious price repositioning—seller is motivated and ready to make a deal.

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$9/yr (+$1/mo · 1.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,162
• − Mortgage interest: −$6,716
• − Property taxes: −$651
• − Insurance: −$600
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,488
• Taxable income: $2,962
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,052/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: West Feliciana Parish
• NCES district ID: 2201980
• Math proficiency: 47% ▼ -30.00%
• Reading proficiency: 54% ▼ -28.00%
• Median HH income: $52,128
• Composite: 43.38/100
• National rank: #3024
• State rank: #10 of 98 in LA

Livability — St. Francisville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,709

Population outlook (West Feliciana County) Hauer SSP2

• Today (2025): 15,247 people
• By 2030: 15,392 · +1.0%
• By 2040: 15,734 · +3.2%
• By 2050: 15,889 · +4.2%
• By 2075: 14,964 · -1.9%
• By 2100: 12,218 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 38% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 15% Italian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · West Feliciana

• 2024 margin: Solid R (+31.9) · D 33.4% · R 65.3% · Other 1.4%
• 2008→2024 swing: -18.9pp toward R · 2008: -13.1pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+25.0 2016: R+19.7 2012: R+14.1 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.93%
• Current HPI: 181.8324
• 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

-20.0% since first listed

10 events — show timeline

• 2026-05-16 Relisted — AcadianaMLS
• 2026-05-16 Relisted — GBRMLS
• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — GBRMLS
• 2026-04-14 Price Changed $119,900 AcadianaMLS
• 2026-04-14 Price Changed $119,900 GBRMLS
• 2026-03-19 Price Changed $139,900 AcadianaMLS
• 2026-03-19 Price Changed $139,900 GBRMLS
• 2026-01-23 Listed $149,900 GBRMLS
• 2026-01-23 Listed $149,900 AcadianaMLS

Property tax history

+0.7%/yr

Latest (2024): $651 · +10.3% YoY. Source: county tax records.