1829 Pine Grove Rd · Saline, LA 71070

$153,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 314 Days on market

Built 2010

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Stunning home in Saline, Louisiana your perfect forever retreat!! Enjoy serene mornings by the charming private pond and a beautifully maintained interior that feels like new. This gem offers comfort, character, and peaceful country living all in one. Don’t miss your chance call or text the listing broker today to schedule a showing!!!

Key facts

• Garage
• Built 2010
• Listed 314 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#349 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, schools B; Watch: crime F, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $134,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 314 days. Have you received any prior offers? Is the seller open to a 12% 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 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. 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?
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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.3%
• Equity multiple: 1.93×
• Total profit: $39,775
• Equity at exit: $68,795

10-year hold

• IRR: 17.9%
• Equity multiple: 3.61×
• Total profit: $111,793
• Equity at exit: $106,022

Cash invested: $42,840 (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 71070

• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $335

Break-even live

Break-even rent $1,348

Max offer price $153,000

Occupancy floor 76%

Sensitivity live

Price	-10% $421	-5% $378	+0% $335	+5% $291	+10% $248
Rent	-10% $195	-5% $265	+0% $335	+5% $405	+10% $475
Rate	-1.0pp $412	-0.5pp $374	base $335	+0.5pp $295	+1.0pp $255

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $153,000 Active 314 DOM
2. 2026-06-19
   days on market $153,000 Active 312 DOM
3. 2026-06-18
   days on market $153,000 Active 311 DOM
4. 2026-06-17
   days on market $153,000 Active 310 DOM
5. 2026-06-16
   days on market $153,000 Active 309 DOM
6. 2026-06-15
   days on market $153,000 Active 308 DOM
7. 2026-06-14
   days on market $153,000 Active 306 DOM
8. 2026-06-12
   days on market $153,000 Active 305 DOM
9. 2026-06-09
   days on market $153,000 Active 302 DOM
10. 2026-06-08
    days on market $153,000 Active 301 DOM
11. 2026-06-07
    days on market $153,000 Active 300 DOM
12. 2026-06-05
    days on market $153,000 Active 297 DOM
13. 2026-06-03
    days on market $153,000 Active 296 DOM
14. 2026-06-02
    days on market $153,000 Active 295 DOM
15. 2026-06-01
    days on market $153,000 Active 294 DOM
16. 2026-05-31
    days on market $153,000 Active 293 DOM
17. 2026-05-30
    days on market $153,000 Active 292 DOM
18. 2025-08-11
    listed $153,000 Active 343-char remark

    Show marketing remark (343 chars)

    Stunning home in Saline, Louisiana your perfect forever retreat!! Enjoy serene mornings by the charming private pond and a beautifully maintained interior that feels like new. This gem offers comfort, character, and peaceful country living all in one. Don’t miss your chance call or text the listing broker today to schedule a 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $21,260
• − Mortgage interest: −$8,570
• − Property taxes: −$2,387
• − Insurance: −$765
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,451
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,611/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Saline

• Score: 56/100
• State rank: #349
• US rank: #22978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,382

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 34% Two or more races 2% Native American 1%
• Common ancestry: Lithuanian 1% Romanian 1% European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2025-08-11 Listed $153,000 NELABOR

Property tax history

+4.2%/yr

Latest (2024): $2,387 · +36.3% YoY. Source: county tax records.