602 Helms Ln · Oak Grove, LA 71263

$69,900

3 bd · 1.0 ba · 1,534 sqft · SingleFamily public records · 237 Days on market

Built 1974 $46/sqft · 49% below area Est $136k · 49% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

Key facts

• Listed 236 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#224 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• West Carroll Parish (rural): math 25% / reading 34% proficiency, ranked #46 of 98 in LA (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• West Carroll County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 1974 — 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. 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: 1.62% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.18%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (median comp): $136,364
• List price: $69,900
• Delta: -48.74%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $15,878
• Equity at exit: $10,422

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $48,873
• Equity at exit: $6,044

Cash invested: $19,572 (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 71263

• Home prices YoY: -5.4%
• Active inventory: 38
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $427

Break-even live

Break-even rent $588

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $69,900 Active 237 DOM
2. 2026-06-17
   days on market $69,900 Active 236 DOM
3. 2026-06-16
   days on market $69,900 Active 235 DOM
4. 2026-06-15
   days on market $69,900 Active 234 DOM
5. 2026-06-13
   days on market $69,900 Active 232 DOM
6. 2026-06-12
   days on market $69,900 Active 231 DOM
7. 2026-06-09
   days on market $69,900 Active 228 DOM
8. 2026-06-08
   days on market $69,900 Active 227 DOM
9. 2026-06-07
   days on market $69,900 Active 226 DOM
10. 2026-06-07
    days on market $69,900 Active 225 DOM
11. 2026-06-04
    days on market $69,900 Active 222 DOM
12. 2026-06-02
    days on market $69,900 Active 221 DOM
13. 2026-06-01
    days on market $69,900 Active 220 DOM
14. 2026-05-31
    days on market $69,900 Active 219 DOM
15. 2026-05-31
    days on market $69,900 Active 218 DOM
16. 2026-05-19
    price $69,900 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

17. 2026-05-04
    price $74,900 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

18. 2026-04-04
    price $78,900 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

19. 2026-03-05
    price $82,000 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

20. 2026-02-03
    price $85,500 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

21. 2025-12-26
    price $90,000 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

22. 2025-11-25
    price $94,900 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

23. 2025-10-23
    listed $99,900 Active 179-char remark

    Show marketing remark (179 chars)

    Great potential in this 3-bedroom 1 bath home on 3.6 acres with a pond. Don't miss the opportunity to add your personal touch to this property and make it the home of your dreams.

24. 2020-01-31
    soldstatus 288-char remark

    Show marketing remark (288 chars)

    Check off all the boxes as you walk through this adorable renovated farmhouse look house. Whitewashed brick, farmhouse kitchen, shiplap, wood ceilings, copper farmhouse sink, fireplace, and soaker tub. Check check check. This house has got it! Gorgeous live oaks on 3.6 acres with a pond.

25. 2020-01-31
    soldstatus $141,500

    Show marketing remark (288 chars)

    Check off all the boxes as you walk through this adorable renovated farmhouse look house. Whitewashed brick, farmhouse kitchen, shiplap, wood ceilings, copper farmhouse sink, fireplace, and soaker tub. Check check check. This house has got it! Gorgeous live oaks on 3.6 acres with a pond.

26. 2019-09-03
    listed $149,900 288-char remark

    Show marketing remark (288 chars)

    Check off all the boxes as you walk through this adorable renovated farmhouse look house. Whitewashed brick, farmhouse kitchen, shiplap, wood ceilings, copper farmhouse sink, fireplace, and soaker tub. Check check check. This house has got it! Gorgeous live oaks on 3.6 acres with a pond.

27. 2016-11-29
    soldstatus $70,000
28. 2012-04-03
    soldstatus $75,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,549
• − Mortgage interest: −$3,915
• − Property taxes: −$831
• − Insurance: −$350
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,033
• Taxable income: $4,252
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,104/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 Carroll Parish
• NCES district ID: 2201950
• Math proficiency: 25% ▼ -35.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $34,471
• Composite: 24.27/100
• National rank: #7717
• State rank: #46 of 98 in LA

Livability — Oak Grove

• Score: 62/100
• State rank: #224
• US rank: #17232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,241

Population outlook (West Carroll County) Hauer SSP2

• Today (2025): 10,760 people
• By 2030: 10,411 · -3.2%
• By 2040: 9,728 · -9.6%
• By 2050: 9,053 · -15.9%
• By 2075: 7,599 · -29.4%
• By 2100: 6,174 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · West Carroll

• 2024 margin: Solid R (+74.0) · D 12.6% · R 86.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -63.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.4 2016: R+68.4 2012: R+61.0 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.84%
• Current HPI: 226.54
• 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

-6.8% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $69,900 NELABOR
• 2026-05-04 Price Changed $74,900 NELABOR
• 2026-04-04 Price Changed $78,900 NELABOR
• 2026-03-05 Price Changed $82,000 NELABOR
• 2026-02-03 Price Changed $85,500 NELABOR
• 2025-12-26 Price Changed $90,000 NELABOR
• 2025-11-25 Price Changed $94,900 NELABOR
• 2025-10-23 Listed $99,900 NELABOR
• 2020-01-31 Sold (Public Records) $141,500 Public Records
• 2020-01-31 Sold (MLS) — NELABOR
• 2019-09-03 Listed $149,900 NELABOR
• 2016-11-29 Sold (Public Records) $70,000 Public Records
• 2012-04-03 Sold (Public Records) $75,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $831 · -0.1% YoY. Source: county tax records.