403 N Craig St N · Jennings, LA 70546

$32,500

2 bd · 1.0 ba · 1,127 sqft · SingleFamily · 163 Days on market

Built 1950 10,454 sqft lot $29/sqft · 70% below area

---

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
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

Key facts

• Attached carport
• Workshop area
• Corner lot

Tags

• ATTACHED CARPORT
• WORKSHOP AREA
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.6% vs local median 6.2% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Jefferson Davis 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $8k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 3.43% ✓
• Cap rate: 30.63%
• Cash-on-cash: 86.92%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (median comp): $106,857
• List price: $32,500
• Delta: -69.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 W Academy Ave	0.17mi	2/2.0	1,178 (+4%)	16mo	$108,000	$92	67
806 Shannon Dr	0.31mi	3/2.0 (+1)	1,172 (+4%)	9mo	$129,500	$110	62
519 Zigler St	0.22mi	3/1.0 (+1)	1,025 (-9%)	10mo	$67,500	$66	61
203 N Craig St	0.12mi	3/2.0 (+1)	1,266 (+12%)	7mo	$97,000	$77	59
302 Clara St	0.47mi	2/1.0	1,000 (-11%)	7mo	$115,000	$115	53
806 State St	0.74mi	3/2.0 (+1)	1,288 (+14%)	6mo	$160,000	$124	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 87.4%
• Equity multiple: 5.04×
• Total profit: $36,729
• Equity at exit: $4,846

10-year hold

• IRR: 90.5%
• Equity multiple: 10.46×
• Total profit: $86,103
• Equity at exit: $2,810

Cash invested: $9,100 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$38 /mo · $462/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $659

Break-even live

Break-even rent $282

Max offer price $32,500

Occupancy floor 36%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-24
   status Active 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

2. 2026-04-24
   status Active 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

3. 2026-04-14
   historical 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

4. 2026-04-14
   status Pending 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

5. 2026-02-27
   price $32,500 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

6. 2026-02-27
   price $32,500 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

7. 2026-02-03
   price $35,000 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

8. 2026-02-02
   price $35,000 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

9. 2026-01-07
   price $37,500 701-char remark

   Show marketing remark (701 chars)

   Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

10. 2026-01-07
    price $37,500 701-char remark

    Show marketing remark (701 chars)

    Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

11. 2025-12-06
    listed $40,000 Active 701-char remark

    Show marketing remark (701 chars)

    Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

12. 2025-12-06
    listed $40,000 Active 701-char remark

    Show marketing remark (701 chars)

    Investment Opportunity for those ready to embark on a renovation project. With the home completely gutted, it offers a clear space to begin a remodel according to a new vision. The home offers 1,127 sq ft, providing a good footprint for a 2-bedroom, 1-bathroom layout on a . 24-acre corner lot. The interior is cleared, for a complete redesign and the potential to add value in the Jennings area. The current state of the property allows for a personalized approach to the renovation. Buyers have the ability to design the interior layout and choose finishes to create a unique living space. Attached 2 carport with workshop area. This is an opportunity for those looking for a project with potential.

13. 2009-05-11
    listed $15,900

ⓘ 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: $462 · $38/mo
• Projected year-2 tax: $462 · $38/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,391
• − Mortgage interest: −$1,821
• − Property taxes: −$462
• − Insurance: −$162
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$945
• Taxable income: $7,858
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $6,024/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

+104.4% since first listed

13 events — show timeline

• 2026-04-24 Relisted — SWLAR
• 2026-04-24 Relisted — GFPAR
• 2026-04-14 Delisted — GFPAR
• 2026-04-14 Pending — SWLAR
• 2026-02-27 Price Changed $32,500 SWLAR
• 2026-02-27 Price Changed $32,500 GFPAR
• 2026-02-03 Price Changed $35,000 SWLAR
• 2026-02-02 Price Changed $35,000 GFPAR
• 2026-01-07 Price Changed $37,500 GFPAR
• 2026-01-07 Price Changed $37,500 SWLAR
• 2025-12-06 Listed $40,000 SWLAR
• 2025-12-06 Listed $40,000 GFPAR
• 2009-05-11 Listed $15,900 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $462 · +0.3% YoY. Source: county tax records.