2209 Pine St · Winnsboro, LA 71295

$129,500

3 bd · 2.0 ba · 2,308 sqft · SingleFamily · 89 Days on market

$56/sqft · 17% below area Est $155k · 17% under ↓ 28% 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
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home located in the desirable Garden District of Winnsboro. Full of character and ready to be restored to its original beauty. This property features a classic front porch, mature trees and landscaping that could easily be brought back with timeless curb appeal. Inside you'll find original pine wood flooring, spacious rooms with high ceilings that highlight the home's historic charm and potential. The large backyard offers plenty of space for outdoor entertaining, gardening, or expansion. Conveniently located near the heart of Winnsboro's historic Main Street shopping, banking, theatre, community events, library, boutiques, ice cream shop, book store and so much more! This is a fantastic opportunity for investors or buyers looking to create their dream home.

Key facts

• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -14% 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
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: 1.63% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.95%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $155,190
• List price: $129,500
• Delta: -16.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Grayson St	0.67mi	3/2.0	2,251 (-2%)	15mo	$85,000	$38	52
2609 Loop Rd	0.64mi	3/2.0	2,229 (-3%)	20mo	$175,000	$79	48
2901 Robinson Dr	0.64mi	4/2.5 (+1)	2,452 (+6%)	17mo	$137,500	$56	39
6689 Kinloch St	0.69mi	2/2.0 (-1)	2,028 (-12%)	16mo	$130,000	$64	29

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: 22.1%
• Equity multiple: 1.90×
• Total profit: $32,801
• Equity at exit: $19,309

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $97,787
• Equity at exit: $11,197

Cash invested: $36,260 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 45
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,112 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $845

Break-even live

Break-even rent $1,043

Max offer price $129,500

Occupancy floor 55%

Sensitivity live

Price	-10% $918	-5% $881	+0% $845	+5% $808	+10% $771
Rent	-10% $678	-5% $761	+0% $845	+5% $928	+10% $1,012
Rate	-1.0pp $910	-0.5pp $878	base $845	+0.5pp $811	+1.0pp $777

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $129,500 Active 89 DOM
2. 2026-06-18
   days on market $129,500 Active 87 DOM
3. 2026-06-17
   days on market $129,500 Active 86 DOM
4. 2026-06-16
   days on market $129,500 Active 85 DOM
5. 2026-06-15
   days on market $129,500 Active 84 DOM
6. 2026-06-13
   days on market $129,500 Active 82 DOM
7. 2026-06-12
   days on market $129,500 Active 81 DOM
8. 2026-06-09
   days on market $129,500 Active 78 DOM
9. 2026-06-08
   days on market $129,500 Active 77 DOM
10. 2026-06-07
    days on market $129,500 Active 76 DOM
11. 2026-06-07
    days on market $129,500 Active 75 DOM
12. 2026-06-04
    days on market $129,500 Active 72 DOM
13. 2026-06-02
    days on market $129,500 Active 71 DOM
14. 2026-06-01
    days on market $129,500 Active 70 DOM
15. 2026-05-31
    days on market $129,500 Active 69 DOM
16. 2026-05-31
    days on market $129,500 Active 68 DOM
17. 2026-03-23
    listed $129,500 Active 795-char remark

    Show marketing remark (795 chars)

    Charming 3-bedroom, 2-bath home located in the desirable Garden District of Winnsboro. Full of character and ready to be restored to its original beauty. This property features a classic front porch, mature trees and landscaping that could easily be brought back with timeless curb appeal. Inside you'll find original pine wood flooring, spacious rooms with high ceilings that highlight the home's historic charm and potential. The large backyard offers plenty of space for outdoor entertaining, gardening, or expansion. Conveniently located near the heart of Winnsboro's historic Main Street shopping, banking, theatre, community events, library, boutiques, ice cream shop, book store and so much more! This is a fantastic opportunity for investors or buyers looking to create their dream home.

18. 2025-03-07
    status Active
19. 2025-02-21
    status Pending
20. 2025-01-04
    price $149,900
21. 2024-11-04
    price $157,000
22. 2024-09-02
    price $165,000
23. 2024-06-27
    price $156,000
24. 2024-04-10
    price $165,000
25. 2023-09-07
    price $175,000
26. 2023-08-21
    status Active
27. 2023-08-18
    historical
28. 2023-06-27
    listed $179,000 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: $1,089 · $91/mo
• Projected year-2 tax: $1,089 · $91/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $25,344
• − Mortgage interest: −$7,254
• − Property taxes: −$1,089
• − Insurance: −$648
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$3,767
• Taxable income: $8,531
• Est. tax owed @ 24.0%: −$2,048
• After-tax cash flow: $8,089/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, LA
• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

-27.7% since first listed

12 events — show timeline

• 2026-03-23 Listed $129,500 NELABOR
• 2025-03-07 Relisted — NELABOR
• 2025-02-21 Pending — NELABOR
• 2025-01-04 Price Changed $149,900 NELABOR
• 2024-11-04 Price Changed $157,000 NELABOR
• 2024-09-02 Price Changed $165,000 NELABOR
• 2024-06-27 Price Changed $156,000 NELABOR
• 2024-04-10 Price Changed $165,000 NELABOR
• 2023-09-07 Price Changed $175,000 NELABOR
• 2023-08-21 Relisted — NELABOR
• 2023-08-18 Delisted — NELABOR
• 2023-06-27 Listed $179,000 NELABOR

Property tax history

+3.0%/yr

Latest (2025): $1,089 · +0.1% YoY. Source: county tax records.