605 North St · Oak Grove, LA 71263

$120,000

4 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 37 Days on market

Built 1941 $76/sqft · 25% above area Est $98k · 23% over

---

Why this score? — see what drove the D 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a peaceful Oak Grove setting directly across from the park, this charming 4 bedroom, 2 bathroom home offers comfort, character, and a welcoming feel. Inside, you’ll find a spacious living area perfect for everyday living, along with a back deck ideal for relaxing and enjoying the peaceful surroundings. Enjoy the convenience of a quiet location while still being close to everything Oak Grove has to offer. Don’t miss the opportunity to make this home your own!

Key facts

• Back deck
• Quiet location
• Garage

Tags

• BACK DECK
• QUIET LOCATION

Property features AI

Finance

• Other: Directions: From Main Street in Oak Grove, left on N Johnson Street, right on to North Street.; Subdivision: OTHER
• HOA & community: No association amenities

Exterior

• Parking: One garage space; Has carport
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence (site built); One level; Entry level: 1
• Construction: Frame construction; Pillar/post/pier foundation; Built as a site-built home
• Exterior features: Covered patio/porch; Cleared lot; Workshop outbuilding; No fencing

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Double-pane windows with blinds; Crawl space foundation (basement)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (2.7% below list).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#224 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• West Carroll Parish (rural): math 25% / reading 34% proficiency, ranked #46 of 98 in LA (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Grove High School (math 42% / reading 47%, grade F, #58 of 265 statewide, top 23%, 480 students, 65% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 44% at this address vs 30% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the West Carroll Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• West Carroll County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $97,720
• List price: $120,000
• Delta: 22.80%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Noble St	0.12mi	3/1.0 (-1)	1,671 (+6%)	20mo	$41,300	$25	58

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-7,959
• Equity at exit: $17,892

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,758
• Equity at exit: $10,375

Cash invested: $33,600 (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 71263

• Home prices YoY: -5.4%
• Active inventory: 39
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $181

Break-even live

Break-even rent $938

Max offer price $120,000

Occupancy floor 80%

Sensitivity live

Price	-10% $249	-5% $215	+0% $181	+5% $147	+10% $113
Rent	-10% $89	-5% $135	+0% $181	+5% $227	+10% $273
Rate	-1.0pp $241	-0.5pp $211	base $181	+0.5pp $150	+1.0pp $118

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $120,000 Active 37 DOM
2. 2026-06-21
   days on market $120,000 Active 36 DOM
3. 2026-06-18
   days on market $120,000 Active 34 DOM
4. 2026-06-17
   days on market $120,000 Active 33 DOM
5. 2026-06-17
   price $120,000 Active 32 DOM
6. 2026-06-16
   days on market $135,000 Active 32 DOM
7. 2026-06-15
   days on market $135,000 Active 31 DOM
8. 2026-06-13
   days on market $135,000 Active 29 DOM
9. 2026-06-12
   days on market $135,000 Active 28 DOM
10. 2026-06-09
    days on market $135,000 Active 25 DOM
11. 2026-06-08
    days on market $135,000 Active 24 DOM
12. 2026-06-07
    days on market $135,000 Active 23 DOM
13. 2026-06-07
    days on market $135,000 Active 22 DOM
14. 2026-06-04
    days on market $135,000 Active 19 DOM
15. 2026-06-02
    days on market $135,000 Active 18 DOM
16. 2026-06-01
    days on market $135,000 Active 17 DOM
17. 2026-05-31
    days on market $135,000 Active 16 DOM
18. 2026-05-31
    days on market $135,000 Active 15 DOM
19. 2026-05-15
    listed $135,000 Active 485-char remark
20. 2019-11-04
    soldstatus $97,000
21. 2017-06-23
    soldstatus $85,000
22. 2016-03-30
    listed $119,500
23. 2015-10-29
    soldstatus $60,000
24. 2014-06-03
    soldstatus $43,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $744 · $62/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $14,008
• − Mortgage interest: −$6,722
• − Property taxes: −$744
• − Insurance: −$600
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,491
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,121/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: West Carroll Parish
• NCES district ID: 2201950
• Math proficiency: 25% ▼ -35.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $34,471
• Composite: 24.27/100
• National rank: #7717
• State rank: #46 of 98 in LA

Livability — Oak Grove

• Score: 62/100
• State rank: #224
• US rank: #17232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, LA
• Population (ZIP): 6,241

Population outlook (West Carroll County) Hauer SSP2

• Today (2025): 10,760 people
• By 2030: 10,411 · -3.2%
• By 2040: 9,728 · -9.6%
• By 2050: 9,053 · -15.9%
• By 2075: 7,599 · -29.4%
• By 2100: 6,174 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · West Carroll

• 2024 margin: Solid R (+74.0) · D 12.6% · R 86.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -63.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.4 2016: R+68.4 2012: R+61.0 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.84%
• Current HPI: 226.54
• 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

+179.1% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $120,000 NELABOR
• 2026-05-15 Listed $135,000 NELABOR
• 2019-11-04 Sold (Public Records) $97,000 Public Records
• 2017-06-23 Sold (Public Records) $85,000 Public Records
• 2016-03-30 Listed $119,500 NELABOR
• 2015-10-29 Sold (Public Records) $60,000 Public Records
• 2014-06-03 Sold (Public Records) $43,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $744 · -0.1% YoY. Source: county tax records.