446 Earl Perkins Rd · Pitkin, LA 70656

$149,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 1 Days on market

1.50 ac lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +5.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW!!!! This 3BR/2BA Country Cottage sits on 1.5 Acres on a dead end of the road. Features a cozy fireplace, fenced yard and very peaceful surroundings. Surrounded by a large Hunting lease . New metal roof , garden space and room to grow . Ideal for full time living, weekend retreat, or investment property.

Key facts

• Metal roof
• Garden area
• Fenced yard

Tags

• FENCED YARD
• GARDEN AREA
• OPEN ACREAGE
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $127k (14.9% below list).
• Recommended offer: $127k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#102 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $149k implies a 397% gain — meaningful room to come down on a strong offer.

Recommended offer $126,733 (14.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.86×
• Total profit: $36,004
• Equity at exit: $77,557

10-year hold

• IRR: 15.2%
• Equity multiple: 3.52×
• Total profit: $104,969
• Equity at exit: $128,483

Cash invested: $41,720 (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 70656

• Home prices YoY: 4.9%
• Active inventory: 26
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $129

Break-even live

Break-even rent $1,104

Max offer price $149,000

Occupancy floor 85%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on marketlisting id $149,000 Active 1 DOM
3. 2026-06-16
   days on market $149,000 Active 162 DOM
4. 2026-06-15
   days on market $149,000 Active 161 DOM
5. 2026-06-14
   days on market $149,000 Active 159 DOM
6. 2026-06-12
   remarks 355-char remark
7. 2026-06-12
   days on market $149,000 Active 158 DOM
8. 2026-06-09
   days on market $149,000 Active 155 DOM
9. 2026-06-08
   days on market $149,000 Active 154 DOM
10. 2026-06-07
    days on market $149,000 Active 153 DOM
11. 2026-06-07
    days on market $149,000 Active 152 DOM
12. 2026-06-04
    days on market $149,000 Active 149 DOM
13. 2026-06-02
    days on market $149,000 Active 148 DOM
14. 2026-06-01
    days on market $149,000 Active 147 DOM
15. 2026-05-31
    days on market $149,000 Active 146 DOM
16. 2026-05-31
    days on market $149,000 Active 145 DOM
17. 2026-03-31
    price $149,000 308-char remark

    Show marketing remark (308 chars)

    WOW!!!! This 3BR/2BA Country Cottage sits on 1.5 Acres on a dead end of the road. Features a cozy fireplace, fenced yard and very peaceful surroundings. Surrounded by a large Hunting lease . New metal roof , garden space and room to grow . Ideal for full time living, weekend retreat, or investment property.

18. 2026-03-09
    price $159,900 308-char remark

    Show marketing remark (308 chars)

    WOW!!!! This 3BR/2BA Country Cottage sits on 1.5 Acres on a dead end of the road. Features a cozy fireplace, fenced yard and very peaceful surroundings. Surrounded by a large Hunting lease . New metal roof , garden space and room to grow . Ideal for full time living, weekend retreat, or investment property.

19. 2026-01-05
    listed $165,000 Active 308-char remark

    Show marketing remark (308 chars)

    WOW!!!! This 3BR/2BA Country Cottage sits on 1.5 Acres on a dead end of the road. Features a cozy fireplace, fenced yard and very peaceful surroundings. Surrounded by a large Hunting lease . New metal roof , garden space and room to grow . Ideal for full time living, weekend retreat, or investment property.

20. 2014-01-23
    soldstatus $30,000

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$473/yr (+$39/mo · 136.3%)

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

Taxation est. · year 1

• Rental income: $15,208
• − Mortgage interest: −$8,346
• − Property taxes: −$347
• − Insurance: −$745
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$4,335
• Taxable loss: −$998
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,786/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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Pitkin

• Score: 68/100
• State rank: #102
• US rank: #10090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,488

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 91.0868
• 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

+396.7% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $149,000 GFPAR
• 2026-03-09 Price Changed $159,900 GFPAR
• 2026-01-05 Listed $165,000 GFPAR
• 2014-01-23 Sold (Public Records) $30,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $347 · +0.0% YoY. Source: county tax records.