321 Iowa Ave · Lake Arthur, LA 70549

$69,900

3 bd · 1.5 ba · 1,289 sqft · SingleFamily · 94 Days on market

Built 1970 9,148 sqft lot $54/sqft · 15% below area Est $82k · 15% 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 +14.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming brick house on a slab foundation sits on 0.21 acres and features 3 bedrooms and 1.5 baths within the city limits of Lake Arthur. Schedule your showing today!

Key facts

• 9,148 sq ft lot
• Built 1970
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#99 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $195 of equity ($483 loan paydown + $-288 appreciation (-0.4% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $81,951
• List price: $69,900
• Delta: -14.70%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Kellogg Ave	0.33mi	3/2.0	1,317 (+2%)	2mo	$28,500	$22	77
716 Arthur Ave	0.29mi	3/2.0	1,350 (+5%)	2mo	$58,200	$43	75
424 Arthur Ave	0.57mi	3/2.0	1,300 (+1%)	15mo	$77,500	$60	57
425 New Orleans Ave	0.49mi	3/2.0	1,349 (+5%)	22mo	$185,000	$137	50

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

Projected returns pro-forma

-0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.63×
• Total profit: $12,344
• Equity at exit: $18,870

10-year hold

• IRR: 18.7%
• Equity multiple: 2.98×
• Total profit: $38,813
• Equity at exit: $21,574

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 70549

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $246

Break-even live

Break-even rent $674

Max offer price $69,900

Occupancy floor 70%

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 22 events

1. 2026-06-19
   days on market $69,900 Active 94 DOM
2. 2026-06-18
   days on market $69,900 Active 93 DOM
3. 2026-06-17
   days on market $69,900 Active 92 DOM
4. 2026-06-16
   days on market $69,900 Active 91 DOM
5. 2026-06-15
   days on market $69,900 Active 90 DOM
6. 2026-06-14
   days on market $69,900 Active 88 DOM
7. 2026-06-13
   days on market $69,900 Active 87 DOM
8. 2026-06-10
   days on market $69,900 Active 85 DOM
9. 2026-06-09
   days on market $69,900 Active 84 DOM
10. 2026-06-08
    days on market $69,900 Active 83 DOM
11. 2026-06-07
    days on market $69,900 Active 82 DOM
12. 2026-06-02
    days on market $69,900 Active 77 DOM
13. 2026-06-01
    days on market $69,900 Active 76 DOM
14. 2026-05-31
    days on market $69,900 Active 75 DOM
15. 2026-05-30
    days on market $69,900 Active 74 DOM
16. 2026-03-17
    listed $69,900 Active 171-char remark

    Show marketing remark (171 chars)

    This charming brick house on a slab foundation sits on 0.21 acres and features 3 bedrooms and 1.5 baths within the city limits of Lake Arthur. Schedule your showing today!

17. 2024-10-07
    price $79,000
18. 2024-08-06
    listed $88,000 Active
19. 2018-06-25
    soldstatus
20. 2018-02-10
    listed $80,000
21. 2015-02-10
    soldstatus
22. 2014-09-24
    listed $74,900

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $11,832
• − Mortgage interest: −$3,915
• − Property taxes: −$847
• − Insurance: −$1,147
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$2,033
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,476/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Lake Arthur

• Score: 68/100
• State rank: #99
• US rank: #9980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arthur, LA
• Population (ZIP): 3,580

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 25% Slovak 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.41%
• Current HPI: 128.4869
• 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

-6.7% since first listed

7 events — show timeline

• 2026-03-17 Listed $69,900 SWLAR
• 2024-10-07 Price Changed $79,000 AcadianaMLS
• 2024-08-06 Listed $88,000 AcadianaMLS
• 2018-06-25 Sold (MLS) — SWLAR
• 2018-02-10 Listed $80,000 SWLAR
• 2015-02-10 Sold (MLS) — SWLAR
• 2014-09-24 Listed $74,900 SWLAR

Property tax history

+3.3%/yr

Latest (2025): $847 · +0.2% YoY. Source: county tax records.