1315 W 10th St · Bogalusa, LA 70427

$125,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily · 2 Days on market

Built 1965 0.30 ac lot Est $129k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +8.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom brick on a slab sits in a quiet neighborhood just outside of town. The open living and dining area is a welcoming space and features a beautiful built-in desk, perfect for working from home. Spacious bedrooms and ample closet storage, along with a large laundry. Outside, you'll find an attached double carport with additional covered parking, a covered back patio, and a fully fenced backyard with a storage shed. Whether you're a first-time buyer or looking for a place to settle down, this home offers comfort, functionality, and room to grow. Well cared for over the years, and a great opportunity to make it your own with a few personal updates. It's easy to see how a little vision could really bring this space to life! Call today to schedule your showing.

Key facts

• Built-in desk
• Storage shed
• Covered back patio

Tags

• BUILT-IN DESK
• ATTACHED DOUBLE CARPORT
• COVERED BACK PATIO
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: One-story; Brick construction; Shingle roof; Slab foundation; Very good condition
• Construction: Brick exterior; Shingle roof; Slab foundation; Built as a single-story
• Exterior features: Fenced yard; Covered porch; Shed(s)

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Window AC unit(s)
• Interior features: Attic with pull-down stairs; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.4% vs local median 6.0% in Bogalusa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — 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: 87 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.31% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $128,744
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 W 10th St	0.00mi	3/2.0	1,694 (0%)	1mo	$128,000	$76	99
936 Avenue L Ave	0.22mi	3/1.5	1,518 (-10%)	7mo	$48,000	$32	64
110 Bradford Ln	0.38mi	3/2.0	1,798 (+6%)	11mo	$48,000	$27	63
718 Avenue J	0.52mi	3/2.0	1,535 (-9%)	4mo	$157,750	$103	56
1412 Avenue K Ave	0.47mi	3/1.5	1,552 (-8%)	10mo	$70,000	$45	54
1506 Avenue K Ave	0.59mi	3/2.0	1,920 (+13%)	1mo	$180,000	$94	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $13,778
• Equity at exit: $18,638

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $55,717
• Equity at exit: $10,808

Cash invested: $35,000 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $535

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $606	-5% $570	+0% $535	+5% $500	+10% $464
Rent	-10% $405	-5% $470	+0% $535	+5% $600	+10% $665
Rate	-1.0pp $598	-0.5pp $567	base $535	+0.5pp $503	+1.0pp $470

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-02
   status Pending 790-char remark

   Show marketing remark (790 chars)

   This 3-bedroom, 2-bathroom brick on a slab sits in a quiet neighborhood just outside of town. The open living and dining area is a welcoming space and features a beautiful built-in desk, perfect for working from home. Spacious bedrooms and ample closet storage, along with a large laundry. Outside, you'll find an attached double carport with additional covered parking, a covered back patio, and a fully fenced backyard with a storage shed. Whether you're a first-time buyer or looking for a place to settle down, this home offers comfort, functionality, and room to grow. Well cared for over the years, and a great opportunity to make it your own with a few personal updates. It's easy to see how a little vision could really bring this space to life! Call today to schedule your showing.

2. 2026-05-02
   status Pending

   Show marketing remark (790 chars)

   This 3-bedroom, 2-bathroom brick on a slab sits in a quiet neighborhood just outside of town. The open living and dining area is a welcoming space and features a beautiful built-in desk, perfect for working from home. Spacious bedrooms and ample closet storage, along with a large laundry. Outside, you'll find an attached double carport with additional covered parking, a covered back patio, and a fully fenced backyard with a storage shed. Whether you're a first-time buyer or looking for a place to settle down, this home offers comfort, functionality, and room to grow. Well cared for over the years, and a great opportunity to make it your own with a few personal updates. It's easy to see how a little vision could really bring this space to life! Call today to schedule your showing.

3. 2026-04-29
   listed $125,000 Active 790-char remark

   Show marketing remark (790 chars)

   This 3-bedroom, 2-bathroom brick on a slab sits in a quiet neighborhood just outside of town. The open living and dining area is a welcoming space and features a beautiful built-in desk, perfect for working from home. Spacious bedrooms and ample closet storage, along with a large laundry. Outside, you'll find an attached double carport with additional covered parking, a covered back patio, and a fully fenced backyard with a storage shed. Whether you're a first-time buyer or looking for a place to settle down, this home offers comfort, functionality, and room to grow. Well cared for over the years, and a great opportunity to make it your own with a few personal updates. It's easy to see how a little vision could really bring this space to life! Call today to schedule your showing.

4. 2026-04-29
   listed $125,000 Active

   Show marketing remark (790 chars)

   This 3-bedroom, 2-bathroom brick on a slab sits in a quiet neighborhood just outside of town. The open living and dining area is a welcoming space and features a beautiful built-in desk, perfect for working from home. Spacious bedrooms and ample closet storage, along with a large laundry. Outside, you'll find an attached double carport with additional covered parking, a covered back patio, and a fully fenced backyard with a storage shed. Whether you're a first-time buyer or looking for a place to settle down, this home offers comfort, functionality, and room to grow. Well cared for over the years, and a great opportunity to make it your own with a few personal updates. It's easy to see how a little vision could really bring this space to life! Call today to schedule your 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: $659 · $55/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$29/yr (+$2/mo · 4.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 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: $19,708
• − Mortgage interest: −$7,002
• − Property taxes: −$659
• − Insurance: −$625
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,636
• Taxable income: $4,633
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $5,308/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Pending — GSREIN
• 2026-04-29 Listed $125,000 GSREIN
• 2026-04-29 Listed $125,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2025): $659 · +0.3% YoY. Source: county tax records.