220 Louisiana Ave · Joyce, LA 71483

$110,000

4 bd · 1.0 ba · 1,837 sqft · SingleFamily · 30 Days on market

Built 1955 0.66 ac lot

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +6.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This welcoming family home featuring four spacious bedrooms and a fully fenced backyard, a great asset for family outdoor gatherings and your furry pets! Conveniently located just outside of town, it offers the ideal balance of privacy and accessibility. Your new home awaits!

Key facts

• Conveniently located
• 0.66 acre lot
• Garage

Tags

• FULLY FENCED BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#381 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, schools F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $4k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.12×
• Total profit: $34,357
• Equity at exit: $50,623

10-year hold

• IRR: 20.5%
• Equity multiple: 4.01×
• Total profit: $92,833
• Equity at exit: $78,931

Cash invested: $30,800 (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 71483

• Home prices YoY: 3.9%
• Active inventory: 28
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $315

Break-even live

Break-even rent $850

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 30 DOM
2. 2026-06-17
   days on market $110,000 Active 29 DOM
3. 2026-06-16
   days on market $110,000 Active 28 DOM
4. 2026-06-15
   days on market $110,000 Active 27 DOM
5. 2026-06-13
   days on market $110,000 Active 25 DOM
6. 2026-06-12
   days on market $110,000 Active 24 DOM
7. 2026-06-09
   days on market $110,000 Active 21 DOM
8. 2026-06-08
   days on market $110,000 Active 20 DOM
9. 2026-06-07
   days on market $110,000 Active 19 DOM
10. 2026-06-07
    days on market $110,000 Active 18 DOM
11. 2026-06-04
    days on market $110,000 Active 15 DOM
12. 2026-06-02
    days on market $110,000 Active 14 DOM
13. 2026-06-01
    days on market $110,000 Active 13 DOM
14. 2026-05-31
    days on market $110,000 Active 12 DOM
15. 2026-05-31
    days on market $110,000 Active 11 DOM
16. 2026-05-19
    listed $110,000 Active 276-char remark

    Show marketing remark (276 chars)

    This welcoming family home featuring four spacious bedrooms and a fully fenced backyard, a great asset for family outdoor gatherings and your furry pets! Conveniently located just outside of town, it offers the ideal balance of privacy and accessibility. Your new home awaits!

17. 2026-03-19
    price $110,000
18. 2026-02-03
    price $126,000
19. 2025-12-11
    listed $130,000 Active
20. 2021-07-01
    listed $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: $581 · $48/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$24/yr (+$2/mo · 4.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,976
• − Mortgage interest: −$6,162
• − Property taxes: −$581
• − Insurance: −$550
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,200
• Taxable income: $2,087
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,277/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Joyce

• Score: 54/100
• State rank: #381
• US rank: #23920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joyce, LA
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

+19.6% since first listed

5 events — show timeline

• 2026-05-19 Listed $110,000 AcadianaMLS
• 2026-03-19 Price Changed $110,000 AcadianaMLS
• 2026-02-03 Price Changed $126,000 AcadianaMLS
• 2025-12-11 Listed $130,000 AcadianaMLS
• 2021-07-01 Listed $92,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $581 · +0.0% YoY. Source: county tax records.