1418 Highway 155 · Quitman, LA 71268

$40,000

3 bd · 1.0 ba · 979 sqft · SingleFamily · 585 Days on market

Built 1950 Fair condition 1.50 ac lot ↓ 11% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming 3 bed 1 bath home in Quitman. This home offers a spacious living area, large kitchen and 3 spacious bedrooms. Great opportunity for a family or investors looking for a property with potential. Call a local REALTOR to schedule your showing TODAY!

Key facts

• Spacious living area
• Large kitchen
• 1.5 acre lot

Tags

• SPACIOUS LIVING AREA
• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#300 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 585 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (11%) 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: major wind risk, 69% 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 585 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.65% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.03%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.2%
• Equity multiple: 6.13×
• Total profit: $57,485
• Equity at exit: $36,035

10-year hold

• IRR: 66.1%
• Equity multiple: 13.61×
• Total profit: $141,253
• Equity at exit: $77,711

Cash invested: $11,200 (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 71268

• Home prices YoY: 6.2%
• Active inventory: 14
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $560

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 42%

Sensitivity live

Price	-10% $588	-5% $574	+0% $560	+5% $546	+10% $533
Rent	-10% $477	-5% $518	+0% $560	+5% $602	+10% $644
Rate	-1.0pp $580	-0.5pp $570	base $560	+0.5pp $550	+1.0pp $539

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-30
   days on market $40,000 Active 585 DOM
2. 2025-11-01
   status Active 254-char remark

   Show marketing remark (254 chars)

   Charming 3 bed 1 bath home in Quitman. This home offers a spacious living area, large kitchen and 3 spacious bedrooms. Great opportunity for a family or investors looking for a property with potential. Call a local REALTOR to schedule your showing TODAY!

3. 2025-04-21
   price $40,000 254-char remark

   Show marketing remark (254 chars)

   Charming 3 bed 1 bath home in Quitman. This home offers a spacious living area, large kitchen and 3 spacious bedrooms. Great opportunity for a family or investors looking for a property with potential. Call a local REALTOR to schedule your showing TODAY!

4. 2024-10-21
   listed $45,000 Active 254-char remark

   Show marketing remark (254 chars)

   Charming 3 bed 1 bath home in Quitman. This home offers a spacious living area, large kitchen and 3 spacious bedrooms. Great opportunity for a family or investors looking for a property with potential. Call a local REALTOR to schedule your showing TODAY!

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $12,709
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,164
• Taxable income: $6,472
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,170/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 · 9 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on the kitchen and bathrooms, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Old and outdated, need replacement.
• Major Kitchen countertops — Outdated and worn, need replacement.
• Major Kitchen flooring — Worn-out, needs replacement.
• Minor Bathroom walls — Paint peeling, needs touch-up.
• Minor Exterior siding — Some discoloration, needs touch-up.
• Minor Exterior landscaping — Overgrown grass, needs trimming.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modern kitchen will attract more buyers.
• Resale New flooring throughout — Fresh flooring will improve the home's appearance.
• Resale Painting interior walls — Fresh paint will make the home more appealing.
• Rental Landscaping and trimming — Well-maintained landscaping will attract renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old and outdated, need replacement.	Major	$15,000–50,000
Kitchen countertops · Outdated and worn, need replacement.	Major	$15,000–50,000
Kitchen flooring · Worn-out, needs replacement.	Major	$15,000–50,000
Bathroom walls · Paint peeling, needs touch-up.	Minor	$500–3,000
Exterior siding · Some discoloration, needs touch-up.	Minor	$500–3,000
Exterior landscaping · Overgrown grass, needs trimming.	Minor	$500–3,000
Total estimated repair cost · 6 items		$46,500–159,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modern kitchen will attract more buyers. ↑
• Resale New flooring throughout — Fresh flooring will improve the home's appearance. ↑
• Resale Painting interior walls — Fresh paint will make the home more appealing. ↑
• Rental Landscaping and trimming — Well-maintained landscaping will attract renters. ↑

ⓘ 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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Quitman

• Score: 58/100
• State rank: #300
• US rank: #21103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,262

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 12% Two or more races 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.18%
• Current HPI: 224.52
• 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

-11.1% since first listed

3 events — show timeline

• 2025-11-01 Relisted — NELABOR
• 2025-04-21 Price Changed $40,000 NELABOR
• 2024-10-21 Listed $45,000 NELABOR