1600 Elm St · Franklin, LA 70358

$89,500

2 bd · 1.0 ba · 1,032 sqft · SingleFamily · 37 Days on market

Built 1950 4,791 sqft lot $87/sqft · at area comps Est $86k · at est. ↓ 22% 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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.1/10.0
• ARV discount +5.9/15.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 2 Bedroom - 1 Bath Home On Corner Lot In Quiet Neighborhood. This Home Has Lots Of Potential As Far As Investment Opportunity Or Starter Home.

Key facts

• 4,791 sq ft lot
• Built 1950
• Listed 37 days

Property features AI

Exterior

• Parking: Open unpaved parking
• Security: Storm door(s)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding and frame construction; Pillar/post/pier foundation; Asbestos shingle roof; Built as a single-story (detached) home
• Exterior features: Covered porch; No fencing; Shed on property; Corner lot

Interior

• Kitchen: Range; Oven; Refrigerator; Gas water heater
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Screens on windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.5% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 227 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($619 loan paydown + $2k appreciation (2.2% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,815 (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 1950 — 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. 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: 1.24% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $86,348
• List price: $89,500
• Delta: 3.65%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.16×
• Total profit: $29,067
• Equity at exit: $36,242

10-year hold

• IRR: 23.1%
• Equity multiple: 4.09×
• Total profit: $77,326
• Equity at exit: $52,921

Cash invested: $25,060 (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 70358

• Home prices YoY: 2.6%
• Active inventory: 227
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $347

Break-even live

Break-even rent $672

Max offer price $89,500

Occupancy floor 64%

Sensitivity live

Price	-10% $397	-5% $372	+0% $347	+5% $321	+10% $296
Rent	-10% $259	-5% $303	+0% $347	+5% $391	+10% $435
Rate	-1.0pp $392	-0.5pp $369	base $347	+0.5pp $324	+1.0pp $300

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $89,500 Active 37 DOM
2. 2026-06-18
   days on market $89,500 Active 35 DOM
3. 2026-06-17
   days on market $89,500 Active 34 DOM
4. 2026-06-16
   days on market $89,500 Active 33 DOM
5. 2026-06-15
   days on market $89,500 Active 32 DOM
6. 2026-06-13
   days on market $89,500 Active 30 DOM
7. 2026-06-12
   days on market $89,500 Active 29 DOM
8. 2026-06-09
   days on market $89,500 Active 26 DOM
9. 2026-06-08
   days on market $89,500 Active 25 DOM
10. 2026-06-07
    days on market $89,500 Active 24 DOM
11. 2026-06-07
    days on market $89,500 Active 23 DOM
12. 2026-06-04
    days on market $89,500 Active 20 DOM
13. 2026-06-02
    days on market $89,500 Active 19 DOM
14. 2026-06-01
    days on market $89,500 Active 18 DOM
15. 2026-05-31
    days on market $89,500 Active 17 DOM
16. 2026-05-31
    days on market $89,500 Active 16 DOM
17. 2026-05-14
    listed $89,500 Active 147-char remark

    Show marketing remark (147 chars)

    Cute 2 Bedroom - 1 Bath Home On Corner Lot In Quiet Neighborhood. This Home Has Lots Of Potential As Far As Investment Opportunity Or Starter Home.

18. 2026-05-14
    listed $89,500 Active 147-char remark

    Show marketing remark (147 chars)

    Cute 2 Bedroom - 1 Bath Home On Corner Lot In Quiet Neighborhood. This Home Has Lots Of Potential As Far As Investment Opportunity Or Starter Home.

19. 2025-09-24
    price $112,500
20. 2025-03-13
    listed $115,000 Active

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$197/yr (+$16/mo · 66.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $13,336
• − Mortgage interest: −$5,013
• − Property taxes: −$295
• − Insurance: −$448
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,604
• Taxable income: $2,843
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,478/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 644

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Black 1%
• Common ancestry: Lithuanian 28% Subsaharan African 2% Slovak 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 2%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 85.7935
• 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

-22.2% since first listed

4 events — show timeline

• 2026-05-14 Listed $89,500 AcadianaMLS
• 2026-05-14 Listed $89,500 GBRMLS
• 2025-09-24 Price Changed $112,500 AcadianaMLS
• 2025-03-13 Listed $115,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $295 · +0.0% YoY. Source: county tax records.