128 Lucky Ln · Keachi, LA 71046

$139,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily · 48 Days on market

Built 1981

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country Living Can Start Here! This charming 3 bedroom starter home sits on a full 1 acre lot, giving you plenty outdoor space for kids, pets, or future plans, and quiet country setting with room to grow. Enjoy morning coffee with fresh air, wide open skies, and the comfort of your own land. This is more than a home—it’s a lifestyle & ideal for first-time buyers, families, or anyone looking to escape the hustle and bustle of city life or add to your rental portfolio.

Key facts

• Wide open skies
• 1 acre lot
• Outdoor space

Tags

• 1 ACRE LOT
• OUTDOOR SPACE
• QUIET COUNTRY SETTING
• WIDE OPEN SKIES

Property features AI

Finance

• Other: Lot roughly 1–3 acres (listed lot area 2.3780)
• Financial info: Treat As Clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking for 2 vehicles; 2 carport spaces
• Utilities: City water; Septic system; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1981; Subdivision: Cloverleaf Acres #2
• Construction: Built in 1981
• Exterior features: Additional parking

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; One level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-35 ($-417/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (24.2% below list).
• Recommended offer: $105k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#317 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $139k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,339 (24.2% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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 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. 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?
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: 0.76% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.0

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $14,490
• Equity at exit: $62,500

10-year hold

• IRR: 9.3%
• Equity multiple: 2.40×
• Total profit: $54,648
• Equity at exit: $96,321

Cash invested: $38,920 (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 71046

• Active inventory: 6
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-35

Break-even live

Break-even rent $1,097

Max offer price $132,862

Occupancy floor 98%

Sensitivity live

Price	-10% $44	-5% $5	+0% $-35	+5% $-74	+10% $-113
Rent	-10% $-118	-5% $-76	+0% $-35	+5% $7	+10% $48
Rate	-1.0pp $35	-0.5pp $1	base $-35	+0.5pp $-71	+1.0pp $-107

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $139,000 Active 48 DOM
2. 2026-06-18
   days on market $139,000 Active 45 DOM
3. 2026-06-17
   days on market $139,000 Active 44 DOM
4. 2026-06-16
   days on market $139,000 Active 43 DOM
5. 2026-06-15
   days on market $139,000 Active 42 DOM
6. 2026-06-14
   days on market $139,000 Active 40 DOM
7. 2026-06-13
   days on market $139,000 Active 39 DOM
8. 2026-06-10
   days on market $139,000 Active 37 DOM
9. 2026-06-09
   days on market $139,000 Active 36 DOM
10. 2026-06-08
    days on market $139,000 Active 35 DOM
11. 2026-06-07
    days on market $139,000 Active 34 DOM
12. 2026-06-02
    days on market $139,000 Active 29 DOM
13. 2026-06-01
    days on market $139,000 Active 28 DOM
14. 2026-05-31
    days on market $139,000 Active 27 DOM
15. 2026-05-30
    days on market $139,000 Active 26 DOM
16. 2026-05-04
    listed $139,000 Active
17. 2019-11-12
    soldstatus $92,000

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,641
• − Mortgage interest: −$7,786
• − Property taxes: −$961
• − Insurance: −$695
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$4,044
• Taxable loss: −$2,868
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $271/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Keachi

• Score: 57/100
• State rank: #317
• US rank: #21617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keachi, LA
• Population (ZIP): 791

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Slovak 4% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

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

+51.1% since first listed

2 events — show timeline

• 2026-05-04 Listed $139,000 NTREIS
• 2019-11-12 Sold (Public Records) $92,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $961 · -2.6% YoY. Source: county tax records.