600 Mound Bayou Rd · Jonesville, LA 71343

$45,000

3 bd · 1.5 ba · 600 sqft · Other public records · 98 Days on market

Built 1973 0.54 ac lot

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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 +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Escape to the outdoors with this classic duck and deer hunting camp surrounded by prime wildlife habitat. The property provides excellent waterfowl hunting, strong deer populations, and year-round fishing, making it an outstanding recreational retreat. Spend your mornings hunting ducks, your afternoons fishing, and evenings relaxing with friends and family! Get it while it lasts!!

Key facts

• Recreational retreat
• Year-round fishing
• 0.54 acre lot

Tags

• PRIME WILDLIFE HABITAT
• YEAR-ROUND FISHING
• RECREATIONAL RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($311 loan paydown + $3k appreciation (7.3% local appreciation)).
• Catahoula County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $39k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1973 — 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: 1.89% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.74%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 4.32×
• Total profit: $41,858
• Equity at exit: $32,157

10-year hold

• IRR: 45.4%
• Equity multiple: 9.15×
• Total profit: $102,690
• Equity at exit: $61,987

Cash invested: $12,600 (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 71343

• Home prices YoY: 8.4%
• Active inventory: 39
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $396

Break-even live

Break-even rent $347

Max offer price $45,000

Occupancy floor 48%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $45,000 Active 98 DOM
2. 2026-06-17
   days on market $45,000 Active 97 DOM
3. 2026-06-16
   days on market $45,000 Active 96 DOM
4. 2026-06-15
   days on market $45,000 Active 95 DOM
5. 2026-06-13
   days on market $45,000 Active 93 DOM
6. 2026-06-12
   days on market $45,000 Active 92 DOM
7. 2026-06-09
   days on market $45,000 Active 89 DOM
8. 2026-06-08
   days on market $45,000 Active 88 DOM
9. 2026-06-07
   days on market $45,000 Active 87 DOM
10. 2026-06-07
    days on market $45,000 Active 86 DOM
11. 2026-06-04
    days on market $45,000 Active 83 DOM
12. 2026-06-02
    days on market $45,000 Active 82 DOM
13. 2026-06-01
    days on market $45,000 Active 81 DOM
14. 2026-05-31
    days on market $45,000 Active 80 DOM
15. 2026-05-31
    days on market $45,000 Active 79 DOM
16. 2026-05-06
    price $45,000 383-char remark

    Show marketing remark (383 chars)

    Escape to the outdoors with this classic duck and deer hunting camp surrounded by prime wildlife habitat. The property provides excellent waterfowl hunting, strong deer populations, and year-round fishing, making it an outstanding recreational retreat. Spend your mornings hunting ducks, your afternoons fishing, and evenings relaxing with friends and family! Get it while it lasts!!

17. 2026-04-15
    price $48,500 383-char remark

    Show marketing remark (383 chars)

    Escape to the outdoors with this classic duck and deer hunting camp surrounded by prime wildlife habitat. The property provides excellent waterfowl hunting, strong deer populations, and year-round fishing, making it an outstanding recreational retreat. Spend your mornings hunting ducks, your afternoons fishing, and evenings relaxing with friends and family! Get it while it lasts!!

18. 2026-03-11
    listed $50,000 Active 383-char remark

    Show marketing remark (383 chars)

    Escape to the outdoors with this classic duck and deer hunting camp surrounded by prime wildlife habitat. The property provides excellent waterfowl hunting, strong deer populations, and year-round fishing, making it an outstanding recreational retreat. Spend your mornings hunting ducks, your afternoons fishing, and evenings relaxing with friends and family! Get it while it lasts!!

19. 2023-12-27
    soldstatus $39,000
20. 2003-06-13
    soldstatus $3,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $247 · $21/mo
• Expected delta: +$17/yr (+$1/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $10,181
• − Mortgage interest: −$2,521
• − Property taxes: −$231
• − Insurance: −$225
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,309
• Taxable income: $4,266
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $3,731/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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Jonesville

• Score: 64/100
• State rank: #170
• US rank: #14228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,571

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 29%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 94.0492
• 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

+1400.0% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $45,000 AcadianaMLS
• 2026-04-15 Price Changed $48,500 AcadianaMLS
• 2026-03-11 Listed $50,000 AcadianaMLS
• 2023-12-27 Sold (Public Records) $39,000 Public Records
• 2003-06-13 Sold (Public Records) $3,000 Public Records

Property tax history

+12.6%/yr

Latest (2025): $231 · +0.1% YoY. Source: county tax records.