224 Mowad Dr · Oakdale, LA 71463

$175,000

4 bd · 3.0 ba · 1,761 sqft · SingleFamily

10,454 sqft lot Est $141k · 24% over

---

Why this score? — see what drove the F 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 +10.6/30.0
• Appreciation +5.5/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

Key facts

• 0.24 acre lot
• Parking

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (25.5% below list).
• Recommended offer: $130k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#55 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oakdale Elementary School (math 17% / reading 17%, grade F, #487 of 646 statewide, top 78%, 562 students, 73% FRL); Oakdale Middle School (math 11% / reading 32%, grade F, #158 of 218 statewide, top 73%, 322 students, 74% FRL); Oakdale High School (math 32% / reading 42%, grade F, #98 of 265 statewide, top 38%, 322 students, 61% FRL).
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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: severe wind risk, 99% 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 $130,458 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 0.75% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $140,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Lisa Lane Ln	0.43mi	3/2.0 (-1)	1,615 (-8%)	1mo	$129,000	$80	56
614 N 16th St	0.55mi	3/2.0 (-1)	1,800 (+2%)	7mo	$22,000	$12	56
402 Harmony Dr	0.39mi	3/1.5 (-1)	1,600 (-9%)	9mo	$130,000	$81	48
1510 W Lisa Ln	0.43mi	3/1.0 (-1)	1,573 (-11%)	4mo	$125,000	$79	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-1,984
• Equity at exit: $59,945

10-year hold

• IRR: 4.1%
• Equity multiple: 1.49×
• Total profit: $24,251
• Equity at exit: $79,818

Cash invested: $49,000 (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 71463

• Home prices YoY: 1.1%
• Active inventory: 23
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-85

Break-even live

Break-even rent $1,412

Max offer price $159,999

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2022-10-17
   soldstatus $158,000
2. 2022-10-13
   soldstatus 404-char remark

   Show marketing remark (404 chars)

   4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

3. 2022-10-13
   soldstatus

   Show marketing remark (404 chars)

   4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

4. 2022-06-06
   listed $175,000 404-char remark

   Show marketing remark (404 chars)

   4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

5. 2022-06-06
   listed $175,000

   Show marketing remark (404 chars)

   4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

6. 2022-06-06
   listed $175,000

   Show marketing remark (404 chars)

   4 bedrooms and 3 baths, open floor plan, great for entertaining, Large living area, Kitchen/Breakfast/Dining Nice Private Courtyard in the backyard, French doors that open from the master bedroom , Living room, and the kitchens Breakfast area. This Home is in a Great location near everything and very well kept. Just waiting for the new owners to enjoy all it has to offer. Call for your showing today!

7. 2022-01-12
   listed $175,000
8. 2006-09-25
   soldstatus $135,000
9. 2004-06-24
   listed $142,000

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,655
• − Mortgage interest: −$9,803
• − Property taxes: −$1,499
• − Insurance: −$875
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$5,091
• Taxable loss: −$4,117
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $-31/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oakdale

• Score: 70/100
• State rank: #55
• US rank: #7566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakdale, LA
• City population: 9,007
• Population (ZIP): 9,007

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 22% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 10% Slovak 2% Russian 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 13% French/Haitian/Cajun 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 93.1157
• 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

+11.3% since first listed

9 events — show timeline

• 2022-10-17 Sold (Public Records) $158,000 Public Records
• 2022-10-13 Sold (MLS) — SWLAR
• 2022-10-13 Sold (MLS) — GFPAR
• 2022-06-06 Listed $175,000 AcadianaMLS
• 2022-06-06 Listed $175,000 SWLAR
• 2022-06-06 Listed $175,000 GFPAR
• 2022-01-12 Listed $175,000 AcadianaMLS
• 2006-09-25 Sold (Public Records) $135,000 Public Records
• 2004-06-24 Listed $142,000 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $1,499 · -0.6% YoY. Source: county tax records.