173 Belaire Dr · Doyline, LA 71023

$80,000

2 bd · 1.0 ba · 1,544 sqft · SingleFamily · 148 Days on market

Built 1981 0.60 ac lot $52/sqft · at area comps Est $80k · at est.

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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 +22.7/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Here is the country get away you have been looking for! Only 1.5 miles from Lake Bistineau State Park and sitting on over a half-acre. It is waiting for you to call it home OR your weekend getaway. Get your fishing on with access to the neighborhood boat ramp. The large lot is perfect for camping, gardening, and enjoying evenings around the fire pit. There is plenty of space to meet all your needs. The primary bedroom is oversized with double closets. The spare bedroom is a great size and has a large closet. A backyard storage shed will store all your toys. And enjoy covered parking in the two car attached carport. This home boasts an updated bathroom, metal roof, large front porch, and multiple living space options. Schedule your showing today to find out why this could be your private slice of heaven.

Key facts

• Covered parking
• Large lot
• Fire pit

Tags

• NEIGHBORHOOD BOAT RAMP
• LARGE LOT
• FIRE PIT
• BACKYARD STORAGE SHEDS
• COVERED PARKING
• UPDATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#257 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $5k appreciation (5.7% local appreciation)).
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $79,954
• List price: $80,000
• Delta: 0.06%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Gorton Rd	0.25mi	3/1.0 (+1)	1,439 (-7%)	8mo	$35,000	$24	66

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

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.36×
• Total profit: $30,531
• Equity at exit: $48,891

10-year hold

• IRR: 20.1%
• Equity multiple: 4.72×
• Total profit: $83,328
• Equity at exit: $87,477

Cash invested: $22,400 (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 71023

• Home prices YoY: 4.9%
• Active inventory: 18
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $137

Break-even live

Break-even rent $676

Max offer price $80,000

Occupancy floor 79%

Sensitivity live

Price	-10% $183	-5% $160	+0% $137	+5% $115	+10% $92
Rent	-10% $70	-5% $104	+0% $137	+5% $171	+10% $205
Rate	-1.0pp $178	-0.5pp $158	base $137	+0.5pp $117	+1.0pp $96

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Belaire Dr Doyline, LA	3.0	2.0	1692	$850	$0.50	22d	1	0.03mi

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 148 DOM
2. 2026-06-17
   days on market $80,000 Active 147 DOM
3. 2026-06-16
   days on market $80,000 Active 146 DOM
4. 2026-06-15
   days on market $80,000 Active 145 DOM
5. 2026-06-14
   days on market $80,000 Active 143 DOM
6. 2026-06-13
   days on market $80,000 Active 142 DOM
7. 2026-06-10
   days on market $80,000 Active 140 DOM
8. 2026-06-09
   days on market $80,000 Active 139 DOM
9. 2026-06-08
   days on market $80,000 Active 138 DOM
10. 2026-06-07
    days on market $80,000 Active 137 DOM
11. 2026-06-02
    days on market $80,000 Active 132 DOM
12. 2026-06-01
    days on market $80,000 Active 131 DOM
13. 2026-05-31
    days on market $80,000 Active 130 DOM
14. 2026-05-30
    days on market $80,000 Active 129 DOM
15. 2026-04-02
    price $80,000 814-char remark

    Show marketing remark (814 chars)

    Here is the country get away you have been looking for! Only 1.5 miles from Lake Bistineau State Park and sitting on over a half-acre. It is waiting for you to call it home OR your weekend getaway. Get your fishing on with access to the neighborhood boat ramp. The large lot is perfect for camping, gardening, and enjoying evenings around the fire pit. There is plenty of space to meet all your needs. The primary bedroom is oversized with double closets. The spare bedroom is a great size and has a large closet. A backyard storage shed will store all your toys. And enjoy covered parking in the two car attached carport. This home boasts an updated bathroom, metal roof, large front porch, and multiple living space options. Schedule your showing today to find out why this could be your private slice of heaven.

16. 2026-02-24
    price $97,900 814-char remark

    Show marketing remark (814 chars)

    Here is the country get away you have been looking for! Only 1.5 miles from Lake Bistineau State Park and sitting on over a half-acre. It is waiting for you to call it home OR your weekend getaway. Get your fishing on with access to the neighborhood boat ramp. The large lot is perfect for camping, gardening, and enjoying evenings around the fire pit. There is plenty of space to meet all your needs. The primary bedroom is oversized with double closets. The spare bedroom is a great size and has a large closet. A backyard storage shed will store all your toys. And enjoy covered parking in the two car attached carport. This home boasts an updated bathroom, metal roof, large front porch, and multiple living space options. Schedule your showing today to find out why this could be your private slice of heaven.

17. 2026-01-21
    listed $102,900 Active 814-char remark

    Show marketing remark (814 chars)

    Here is the country get away you have been looking for! Only 1.5 miles from Lake Bistineau State Park and sitting on over a half-acre. It is waiting for you to call it home OR your weekend getaway. Get your fishing on with access to the neighborhood boat ramp. The large lot is perfect for camping, gardening, and enjoying evenings around the fire pit. There is plenty of space to meet all your needs. The primary bedroom is oversized with double closets. The spare bedroom is a great size and has a large closet. A backyard storage shed will store all your toys. And enjoy covered parking in the two car attached carport. This home boasts an updated bathroom, metal roof, large front porch, and multiple living space options. Schedule your showing today to find out why this could be your private slice of heaven.

18. 2020-02-06
    soldstatus $60,000
19. 2010-09-02
    soldstatus $65,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $975 · $81/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $10,200
• − Mortgage interest: −$4,481
• − Property taxes: −$975
• − Insurance: −$400
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,327
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $1,556/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Doyline

• Score: 60/100
• State rank: #257
• US rank: #19126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,020

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.72%
• Current HPI: 122.8691
• 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

+23.1% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $80,000 NTREIS
• 2026-02-24 Price Changed $97,900 NTREIS
• 2026-01-21 Listed $102,900 NTREIS
• 2020-02-06 Sold (Public Records) $60,000 Public Records
• 2010-09-02 Sold (Public Records) $65,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $975 · +2.2% YoY. Source: county tax records.