402 E Texas Ave · Ruston, LA 71270

$48,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 85 Days on market

Built 1950 $45/sqft · 70% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming fixer-upper opportunity in the heart of Ruston! This property is full of potential for the right buyer. Featuring a traditional layout, this home is in need of significant repairs and renovations but offers a blank canvas for your vision. With its central location near local shops, dining, and Louisiana Tech University, it’s perfect for investors or anyone looking for a project. Bring your imagination and make this property shine!

Key facts

• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.3% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 276 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $338 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $45,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.39% ✓
• Cap rate: 21.31%
• Cash-on-cash: 53.64%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (median comp): $161,101
• List price: $48,900
• Delta: -69.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Melton Dr	0.65mi	2/2.0	1,047 (-4%)	9mo	$165,000	$158	51
800 Center St	0.72mi	3/— (+1)	1,096 (+0%)	15mo	$150,000	$137	49
311 Standifer Ave	0.53mi	3/2.0 (+1)	1,206 (+10%)	1mo	$198,500	$165	48
904 E California Ave	0.57mi	3/2.0 (+1)	1,156 (+6%)	10mo	$49,900	$43	47
504 E Texas St	0.11mi	3/2.0 (+1)	1,232 (+13%)	23mo	$124,000	$101	45
839 Melissa Ln	0.73mi	3/2.0 (+1)	1,160 (+6%)	12mo	$170,000	$147	36
826 Melissa Ln	0.71mi	3/2.0 (+1)	1,026 (-6%)	22mo	$165,000	$161	30
803 Sandy Ln	0.67mi	3/2.0 (+1)	1,204 (+10%)	23mo	$199,000	$165	24

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 · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 55.7%
• Equity multiple: 3.59×
• Total profit: $35,440
• Equity at exit: $7,291

10-year hold

• IRR: 62.0%
• Equity multiple: 8.33×
• Total profit: $100,423
• Equity at exit: $4,228

Cash invested: $13,692 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 276
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$256
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $612

Break-even live

Break-even rent $393

Max offer price $48,900

Occupancy floor 43%

Sensitivity live

Price	-10% $640	-5% $626	+0% $612	+5% $598	+10% $584
Rent	-10% $520	-5% $566	+0% $612	+5% $658	+10% $704
Rate	-1.0pp $637	-0.5pp $624	base $612	+0.5pp $599	+1.0pp $586

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	44d	1	0.42mi
107 N Homer St Unit 1 Ruston, LA	2.0	2.0	1150	$2,750	$2.39	44d	1	0.64mi
107 N Homer St Unit 10 Ruston, LA	2.0	2.0	1190	$1,450	$1.22	44d	1	0.64mi
102 E Charlotte Ave Ruston, LA	2.0	1.0	1065	$750	$0.70	44d	1	1.00mi
705 Tech Dr Ruston, LA	3.0	1.0	1192	$1,200	$1.01	44d	1	1.08mi

Listing history 23 events

1. 2026-06-19
   days on market $48,900 Active 85 DOM
2. 2026-06-18
   days on market $48,900 Active 84 DOM
3. 2026-06-17
   days on market $48,900 Active 83 DOM
4. 2026-06-16
   days on market $48,900 Active 82 DOM
5. 2026-06-15
   days on market $48,900 Active 81 DOM
6. 2026-06-14
   days on market $48,900 Active 79 DOM
7. 2026-06-12
   days on market $48,900 Active 78 DOM
8. 2026-06-09
   days on market $48,900 Active 75 DOM
9. 2026-06-08
   days on market $48,900 Active 74 DOM
10. 2026-06-07
    days on market $48,900 Active 73 DOM
11. 2026-06-05
    days on market $48,900 Active 70 DOM
12. 2026-06-03
    remarks 447-char remark
13. 2026-06-03
    days on market $48,900 Active 69 DOM
14. 2026-06-02
    days on market $48,900 Active 68 DOM
15. 2026-06-01
    days on market $48,900 Active 67 DOM
16. 2026-05-31
    days on market $48,900 Active 66 DOM
17. 2026-05-30
    days on market $48,900 Active 65 DOM
18. 2026-05-02
    price $52,900 449-char remark

    Show marketing remark (449 chars)

    Charming fixer-upper opportunity in the heart of Ruston! This property is full of potential for the right buyer. Featuring a traditional layout, this home is in need of significant repairs and renovations but offers a blank canvas for your vision. With its central location near local shops, dining, and Louisiana Tech University, it’s perfect for investors or anyone looking for a project. Bring your imagination and make this property shine!

19. 2026-03-26
    listed $57,200 Active 449-char remark

    Show marketing remark (449 chars)

    Charming fixer-upper opportunity in the heart of Ruston! This property is full of potential for the right buyer. Featuring a traditional layout, this home is in need of significant repairs and renovations but offers a blank canvas for your vision. With its central location near local shops, dining, and Louisiana Tech University, it’s perfect for investors or anyone looking for a project. Bring your imagination and make this property shine!

20. 2023-07-11
    status Pending
21. 2023-03-22
    listed $59,900 Active
22. 2021-06-23
    listed $38,000
23. 2007-06-27
    soldstatus $57,000

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $401 · $33/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $14,010
• − Mortgage interest: −$2,739
• − Property taxes: −$401
• − Insurance: −$244
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$1,423
• Taxable income: $6,961
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $5,674/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

-7.2% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $52,900 NELABOR
• 2026-03-26 Listed $57,200 NELABOR
• 2023-07-11 Pending — NELABOR
• 2023-03-22 Listed $59,900 NELABOR
• 2021-06-23 Listed $38,000 NELABOR
• 2007-06-27 Sold (Public Records) $57,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $401 · +0.0% YoY. Source: county tax records.