901 Carroll St · Tallulah, LA 71282

$180,000

3 bd · 2.0 ba · 2,003 sqft · SingleFamily · 151 Days on market

Built 1969 0.31 ac lot $90/sqft · 35% above area Est $133k · 35% over ↓ 18% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Walking distance from the Brushy Bayou in the heart of Tallulah LA at 901 Carroll St is a MUST see! Sitting on a double corner lot are two houses under one roof providing 3 bedrooms, 2 full bathrooms, master bedroom, family room, dining area, office space, laundry room, storage space and much more. Recent updates include hardy board to exterior, doors, water heater, interior lighting, countertops and cabinets. This home also features all new plumbing, and flooring! BUT WAIT! Your outside oasis awaits you. Spend all day choosing between playing in the Greenhouse, working in the shop, or cooking in the Kitchen/Smokehouse. This yard will not disappoint! This home also offers 2 wired storage sheds, wired shop with car parking and connected 3 bay carport. Don't let this one slip by without seeing! Call your favorite Real Estate Agent today for a showing!!

Key facts

• Double corner lot
• Kitchen smokehouse
• Wired shop

Tags

• DOUBLE CORNER LOT
• RECENTLY UPDATED HARDY BOARD
• WIRED STORAGE SHEDS
• WIRED SHOP
• KITCHEN SMOKEHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.36% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $133,077
• List price: $180,000
• Delta: 35.26%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Lincoln St	0.45mi	3/2.0	1,847 (-8%)	14mo	$130,000	$70	55

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

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.32×
• Total profit: $66,359
• Equity at exit: $70,320

10-year hold

• IRR: 26.3%
• Equity multiple: 4.42×
• Total profit: $172,446
• Equity at exit: $100,745

Cash invested: $50,400 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,442 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $859

Break-even live

Break-even rent $1,355

Max offer price $180,000

Occupancy floor 60%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $180,000 Active 151 DOM
2. 2026-06-18
   days on market $180,000 Active 150 DOM
3. 2026-06-17
   days on market $180,000 Active 149 DOM
4. 2026-06-16
   days on market $180,000 Active 148 DOM
5. 2026-06-15
   days on market $180,000 Active 147 DOM
6. 2026-06-14
   days on market $180,000 Active 145 DOM
7. 2026-06-12
   days on market $180,000 Active 144 DOM
8. 2026-06-09
   days on market $180,000 Active 141 DOM
9. 2026-06-08
   days on market $180,000 Active 140 DOM
10. 2026-06-07
    days on market $180,000 Active 139 DOM
11. 2026-06-03
    days on market $180,000 Active 135 DOM
12. 2026-06-02
    days on market $180,000 Active 134 DOM
13. 2026-06-01
    days on market $180,000 Active 133 DOM
14. 2026-05-31
    days on market $180,000 Active 132 DOM
15. 2026-05-30
    days on market $180,000 Active 131 DOM
16. 2026-03-23
    price $180,000 864-char remark

    Show marketing remark (864 chars)

    Walking distance from the Brushy Bayou in the heart of Tallulah LA at 901 Carroll St is a MUST see! Sitting on a double corner lot are two houses under one roof providing 3 bedrooms, 2 full bathrooms, master bedroom, family room, dining area, office space, laundry room, storage space and much more. Recent updates include hardy board to exterior, doors, water heater, interior lighting, countertops and cabinets. This home also features all new plumbing, and flooring! BUT WAIT! Your outside oasis awaits you. Spend all day choosing between playing in the Greenhouse, working in the shop, or cooking in the Kitchen/Smokehouse. This yard will not disappoint! This home also offers 2 wired storage sheds, wired shop with car parking and connected 3 bay carport. Don't let this one slip by without seeing! Call your favorite Real Estate Agent today for a showing!!

17. 2026-01-27
    price $190,300 864-char remark

    Show marketing remark (864 chars)

    Walking distance from the Brushy Bayou in the heart of Tallulah LA at 901 Carroll St is a MUST see! Sitting on a double corner lot are two houses under one roof providing 3 bedrooms, 2 full bathrooms, master bedroom, family room, dining area, office space, laundry room, storage space and much more. Recent updates include hardy board to exterior, doors, water heater, interior lighting, countertops and cabinets. This home also features all new plumbing, and flooring! BUT WAIT! Your outside oasis awaits you. Spend all day choosing between playing in the Greenhouse, working in the shop, or cooking in the Kitchen/Smokehouse. This yard will not disappoint! This home also offers 2 wired storage sheds, wired shop with car parking and connected 3 bay carport. Don't let this one slip by without seeing! Call your favorite Real Estate Agent today for a showing!!

18. 2026-01-20
    listed $220,300 Active 864-char remark

    Show marketing remark (864 chars)

    Walking distance from the Brushy Bayou in the heart of Tallulah LA at 901 Carroll St is a MUST see! Sitting on a double corner lot are two houses under one roof providing 3 bedrooms, 2 full bathrooms, master bedroom, family room, dining area, office space, laundry room, storage space and much more. Recent updates include hardy board to exterior, doors, water heater, interior lighting, countertops and cabinets. This home also features all new plumbing, and flooring! BUT WAIT! Your outside oasis awaits you. Spend all day choosing between playing in the Greenhouse, working in the shop, or cooking in the Kitchen/Smokehouse. This yard will not disappoint! This home also offers 2 wired storage sheds, wired shop with car parking and connected 3 bay carport. Don't let this one slip by without seeing! Call your favorite Real Estate Agent today for a showing!!

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$375/yr (+$31/mo · 60.9%)

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

Taxation est. · year 1

• Rental income: $29,308
• − Mortgage interest: −$10,083
• − Property taxes: −$615
• − Insurance: −$900
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$5,236
• Taxable income: $7,784
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $8,442/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallulah, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

-18.3% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $180,000 VWCBR
• 2026-01-27 Price Changed $190,300 VWCBR
• 2026-01-20 Listed $220,300 VWCBR

Property tax history

-0.1%/yr

Latest (2025): $615 · +0.0% YoY. Source: county tax records.