203 Mill Ave · Clarks, LA 71415

$60,000

4 bd · 2.5 ba · 1,884 sqft · SingleFamily · 77 Days on market

Fair condition 1.00 ac lot ↓ 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Investor’s dream with tons of potential! This 4-bedroom, 2-bath home sits on a large corner lot and offers incredible space both inside and out. With a little TLC, this property could truly shine. Features include a wonderful oversized primary suite with a spacious bath and huge walk-in closet, a large covered carport, and plenty of outdoor space for storage or future improvements. The existing concrete pad offers possibilities for rental space, workshop, or additional use. This home has great bones and endless opportunity — perfect for investors or buyers ready to add their personal touch. Cute, charming, and full of potential — just waiting for the right person to bring

Key facts

• Huge walk-in closet
• Large corner lot
• 1 acre lot

Tags

• LARGE CORNER LOT
• OVERSIZED PRIMARY SUITE
• HUGE WALK-IN CLOSET
• LARGE COVERED CARPORT
• OUTDOOR SPACE FOR STORAGE
• EXISTING CONCRETE PAD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#405 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.10% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.62%
• DSCR: 2.85
• GRM: 4.0

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: 47.0%
• Equity multiple: 3.64×
• Total profit: $44,361
• Equity at exit: $26,979

10-year hold

• IRR: 46.8%
• Equity multiple: 7.31×
• Total profit: $105,942
• Equity at exit: $41,577

Cash invested: $16,800 (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 71415

• Active inventory: 2
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $583

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $624	-5% $603	+0% $583	+5% $562	+10% $541
Rent	-10% $483	-5% $533	+0% $583	+5% $633	+10% $682
Rate	-1.0pp $613	-0.5pp $598	base $583	+0.5pp $567	+1.0pp $551

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $60,000 Active 77 DOM
2. 2026-06-18
   days on market $60,000 Active 76 DOM
3. 2026-06-17
   days on market $60,000 Active 75 DOM
4. 2026-06-16
   days on market $60,000 Active 74 DOM
5. 2026-06-15
   price $60,000 Active 73 DOM
6. 2026-06-15
   days on market $70,000 Active 73 DOM
7. 2026-06-14
   days on market $70,000 Active 71 DOM
8. 2026-06-13
   days on market $70,000 Active 70 DOM
9. 2026-06-10
   days on market $70,000 Active 68 DOM
10. 2026-06-09
    days on market $70,000 Active 67 DOM
11. 2026-06-08
    days on market $70,000 Active 66 DOM
12. 2026-06-07
    days on market $70,000 Active 65 DOM
13. 2026-06-03
    days on market $70,000 Active 61 DOM
14. 2026-06-02
    days on market $70,000 Active 60 DOM
15. 2026-06-01
    days on market $70,000 Active 59 DOM
16. 2026-05-31
    days on market $70,000 Active 58 DOM
17. 2026-05-30
    days on market $70,000 Active 57 DOM
18. 2026-04-27
    status Pending
19. 2026-04-07
    price $70,000
20. 2026-03-16
    price $85,000
21. 2026-03-03
    listed $94,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $15,150
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,745
• Taxable income: $6,420
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $5,452/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

The property requires significant repairs and maintenance, including painting the exterior walls and rehabilitating the bathrooms. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major exterior walls — The exterior walls appear to be in poor condition, with visible wear and tear.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.

Value-add opportunities

• Resale Painting exterior walls — Painting the exterior walls can improve the curb appeal and make the property more attractive to potential buyers.
• Rental Rehabilitating bathrooms — Updating the bathrooms can make the property more appealing to renters and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · The exterior walls appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Painting exterior walls — Painting the exterior walls can improve the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Rehabilitating bathrooms — Updating the bathrooms can make the property more appealing to renters and increase its rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Clarks

• Score: 52/100
• State rank: #405
• US rank: #24866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarks, LA
• City population: 310
• Population (ZIP): 310

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 6%
• Common ancestry: Lithuanian 3% Romanian 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

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

-26.2% since first listed

4 events — show timeline

• 2026-04-27 Pending — NELABOR
• 2026-04-07 Price Changed $70,000 NELABOR
• 2026-03-16 Price Changed $85,000 NELABOR
• 2026-03-03 Listed $94,900 NELABOR