32 Eden Dr · Bastrop, LA 71220

$45,900

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 81 Days on market

Built 1974 $38/sqft · 27% below area Est $63k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Charming and move-in ready 3 bedroom, 1 bath home featuring thoughtful updates throughout. Enjoy peace of mind with a brand new metal roof and a completely updated HVAC system for year-round comfort. The main living areas showcase new flooring, creating a fresh and inviting space perfect for everyday living or entertaining. This home is clean, well-maintained, and includes window coverings for added convenience. A great opportunity for first-time buyers or anyone looking for a low-maintenance home with key upgrades already completed.

Key facts

• Garage
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $43k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#425 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D, health & safety D, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $317 of loan paydown is wiped out by about $966 of value loss. Plan a longer hold.
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $14k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 62% 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 $43,146 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 2.43% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.50%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $62,738
• List price: $45,900
• Delta: -26.84%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.0%
• Equity multiple: 3.12×
• Total profit: $27,289
• Equity at exit: $8,697

10-year hold

• IRR: 51.9%
• Equity multiple: 6.28×
• Total profit: $67,906
• Equity at exit: $7,225

Cash invested: $12,852 (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 71220

• Home prices YoY: -1.2%
• Active inventory: 92
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $517

Break-even live

Break-even rent $459

Max offer price $45,900

Occupancy floor 49%

Sensitivity live

Price	-10% $543	-5% $530	+0% $517	+5% $504	+10% $491
Rent	-10% $429	-5% $473	+0% $517	+5% $561	+10% $605
Rate	-1.0pp $540	-0.5pp $529	base $517	+0.5pp $505	+1.0pp $493

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $45,900 Active 81 DOM
2. 2026-06-18
   days on market $45,900 Active 80 DOM
3. 2026-06-17
   days on market $45,900 Active 79 DOM
4. 2026-06-16
   days on market $45,900 Active 78 DOM
5. 2026-06-15
   days on market $45,900 Active 77 DOM
6. 2026-06-14
   days on market $45,900 Active 75 DOM
7. 2026-06-13
   days on market $45,900 Active 74 DOM
8. 2026-06-10
   days on market $45,900 Active 72 DOM
9. 2026-06-09
   days on market $45,900 Active 71 DOM
10. 2026-06-08
    days on market $45,900 Active 70 DOM
11. 2026-06-07
    days on market $45,900 Active 69 DOM
12. 2026-06-05
    days on market $45,900 Active 66 DOM
13. 2026-06-03
    days on market $45,900 Active 65 DOM
14. 2026-06-02
    pricedays on market $45,900 Active 64 DOM
15. 2026-06-01
    days on market $49,900 Active 63 DOM
16. 2026-05-31
    days on market $49,900 Active 62 DOM
17. 2026-05-30
    days on market $49,900 Active 61 DOM
18. 2026-04-29
    price $49,900 539-char remark

    Show marketing remark (539 chars)

    Charming and move-in ready 3 bedroom, 1 bath home featuring thoughtful updates throughout. Enjoy peace of mind with a brand new metal roof and a completely updated HVAC system for year-round comfort. The main living areas showcase new flooring, creating a fresh and inviting space perfect for everyday living or entertaining. This home is clean, well-maintained, and includes window coverings for added convenience. A great opportunity for first-time buyers or anyone looking for a low-maintenance home with key upgrades already completed.

19. 2026-04-03
    historical $735
20. 2026-03-30
    listed $59,900 Active 539-char remark

    Show marketing remark (539 chars)

    Charming and move-in ready 3 bedroom, 1 bath home featuring thoughtful updates throughout. Enjoy peace of mind with a brand new metal roof and a completely updated HVAC system for year-round comfort. The main living areas showcase new flooring, creating a fresh and inviting space perfect for everyday living or entertaining. This home is clean, well-maintained, and includes window coverings for added convenience. A great opportunity for first-time buyers or anyone looking for a low-maintenance home with key upgrades already completed.

21. 2026-03-19
    listed $735
22. 2025-05-03
    historical $725
23. 2025-04-26
    listed $725
24. 2024-08-15
    status Pending
25. 2024-06-23
    listed $39,900 Active

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $437 · $36/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $13,365
• − Mortgage interest: −$2,571
• − Property taxes: −$437
• − Insurance: −$1,027
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,335
• Taxable income: $5,857
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $4,801/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Bastrop

• Score: 50/100
• State rank: #425
• US rank: #25547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bastrop, LA
• Population (ZIP): 20,426

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.10%
• Current HPI: 171.3272
• 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

+25.1% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $49,900 NELABOR
• 2026-04-03 Rental Removed $735 BUILDIUM
• 2026-03-30 Listed $59,900 NELABOR
• 2026-03-19 Listed for Rent $735 BUILDIUM
• 2025-05-03 Rental Removed $725 BUILDIUM
• 2025-04-26 Listed for Rent $725 BUILDIUM
• 2024-08-15 Pending — NELABOR
• 2024-06-23 Listed $39,900 NELABOR

Property tax history

+2.2%/yr

Latest (2024): $437 · -12.8% YoY. Source: county tax records.