2980 Military Rd · Ringgold, LA 71068

$32,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 121 Days on market

Built 1950 Poor condition 0.41 ac lot $31/sqft · 46% below area Est $59k · 46% under ↓ 9% since listing

---

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
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Listing remarks MLS

Located just off Highway 371 in the Town of Ringgold, this property offers convenience and potential. Situated on a spacious lot measuring approximately 0.41 acres, this home provides plenty of yard space for expansion or future improvements. The residence is a 2-bedroom, 1-bathroom home in need of a complete rehabilitation. This property is ideal for investors, flippers, or buyers looking for a project to customize from the ground up. With the right vision and updates, this home could be transformed into a great rental, resale property, or personal residence. If you’re looking for a value-add opportunity in Ringgold, this one is worth a look.

Key facts

• Spacious lot
• Yard space
• 0.41 acre lot

Tags

• SPACIOUS LOT
• YARD SPACE
• COMPLETE REHABILITATION
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($221 loan paydown + $960 appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.94% ✓
• Cap rate: 25.84%
• Cash-on-cash: 69.81%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (median comp): $59,264
• List price: $32,000
• Delta: -46.00%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 74.5%
• Equity multiple: 5.14×
• Total profit: $37,070
• Equity at exit: $14,389

10-year hold

• IRR: 74.0%
• Equity multiple: 10.54×
• Total profit: $85,460
• Equity at exit: $22,175

Cash invested: $8,960 (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 71068

• Active inventory: 10
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $521

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 40%

Sensitivity live

Price	-10% $543	-5% $532	+0% $521	+5% $510	+10% $499
Rent	-10% $447	-5% $484	+0% $521	+5% $558	+10% $596
Rate	-1.0pp $537	-0.5pp $529	base $521	+0.5pp $513	+1.0pp $505

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   statusdays on market $32,000 Pending 121 DOM
2. 2026-06-19
   days on market $32,000 Active 120 DOM
3. 2026-06-18
   days on market $32,000 Active 119 DOM
4. 2026-06-17
   days on market $32,000 Active 118 DOM
5. 2026-06-16
   days on market $32,000 Active 117 DOM
6. 2026-06-15
   days on market $32,000 Active 116 DOM
7. 2026-06-14
   days on market $32,000 Active 114 DOM
8. 2026-06-12
   days on market $32,000 Active 113 DOM
9. 2026-06-09
   days on market $32,000 Active 110 DOM
10. 2026-06-08
    days on market $32,000 Active 109 DOM
11. 2026-06-07
    days on market $32,000 Active 108 DOM
12. 2026-06-05
    days on market $32,000 Active 105 DOM
13. 2026-06-03
    days on market $32,000 Active 104 DOM
14. 2026-06-02
    days on market $32,000 Active 103 DOM
15. 2026-06-01
    days on market $32,000 Active 102 DOM
16. 2026-05-31
    days on market $32,000 Active 101 DOM
17. 2026-05-30
    days on market $32,000 Active 100 DOM
18. 2026-04-03
    price $32,000 663-char remark

    Show marketing remark (663 chars)

    Located just off Highway 371 in the Town of Ringgold, this property offers convenience and potential. Situated on a spacious lot measuring approximately 0.41 acres, this home provides plenty of yard space for expansion or future improvements. The residence is a 2-bedroom, 1-bathroom home in need of a complete rehabilitation. This property is ideal for investors, flippers, or buyers looking for a project to customize from the ground up. With the right vision and updates, this home could be transformed into a great rental, resale property, or personal residence. If you’re looking for a value-add opportunity in Ringgold, this one is worth a look.

19. 2026-02-16
    listed $35,000 Active 663-char remark

    Show marketing remark (663 chars)

    Located just off Highway 371 in the Town of Ringgold, this property offers convenience and potential. Situated on a spacious lot measuring approximately 0.41 acres, this home provides plenty of yard space for expansion or future improvements. The residence is a 2-bedroom, 1-bathroom home in need of a complete rehabilitation. This property is ideal for investors, flippers, or buyers looking for a project to customize from the ground up. With the right vision and updates, this home could be transformed into a great rental, resale property, or personal residence. If you’re looking for a value-add opportunity in Ringgold, this one is worth a look.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 68% 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: $11,277
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$931
• Taxable income: $6,110
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $4,789/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.

Condition & rehab AI · 14 photos

Poor 30/100 Extensive rehab

This property requires extensive rehabilitation, including kitchen and bathroom renovations, exterior siding and roof replacement, HVAC system replacement, and landscaping improvements. The home's current condition is poor, but with the right updates, it has the potential to become a great rental or resale property.

Repairs flagged

• Major Kitchen cabinets — Exposed subfloor and missing cabinets
• Major Bathroom cabinets — Exposed subfloor and missing cabinets
• Major Roof — Exposed subfloor and missing cabinets
• Major Exterior siding — Exposed subfloor and missing cabinets
• Major Windows — Exposed subfloor and missing cabinets
• Major Foundation — Exposed subfloor and missing cabinets
• Major HVAC system — Exposed subfloor and missing cabinets

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's appeal to buyers
• Resale Bathroom renovation — Modern bathroom with updated fixtures and finishes can significantly increase the home's appeal to buyers
• Both Exterior siding and roof replacement — New siding and roof will improve the home's curb appeal and increase its value for both resale and rental
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, making it more attractive to buyers and renters
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can significantly increase the home's curb appeal and value for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Bathroom cabinets · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Roof · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Exterior siding · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Windows · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Foundation · Exposed subfloor and missing cabinets	Major	$15,000–50,000
HVAC system · Exposed subfloor and missing cabinets	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's appeal to buyers ↑
• Resale Bathroom renovation — Modern bathroom with updated fixtures and finishes can significantly increase the home's appeal to buyers ↑
• Both Exterior siding and roof replacement — New siding and roof will improve the home's curb appeal and increase its value for both resale and rental ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, making it more attractive to buyers and renters ↑
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can significantly increase the home's curb appeal and value for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringgold, LA
• Population (ZIP): 3,325

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-8.6% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $32,000 NTREIS
• 2026-02-16 Listed $35,000 NTREIS