2741 Mill St · Ringgold, LA 71058

$129,177

4 bd · 2.0 ba · 2,098 sqft · SingleFamily · 290 Days on market

Built 1960 Good condition 0.68 ac lot $62/sqft · 16% below area Est $154k · 16% under ↓ 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 +21.5/30.0
• ARV discount +14.8/15.0
• DSCR +6.9/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This is the time for you to get into your New Home! With 4 large bedrooms, including a remote master, 2 full baths, living room, den, dining room, and separate utility room your family will have plenty of space. This wonderful home has Beautiful exposed brick inside which makes this home unique. Owner is leaving all the appliances to include the Stove, fridge, washer and dryer. With Low Maintenance you can move right in! This home's roof was replaced in 2024, as well as new fortune AC unit in 2023. This is a large lot which is almost completely fenced in with 5 ft fencing. Come out and enjoy the peace and serenity of a small town!

Key facts

• New ac unit
• Exposed brick
• Large lot

Tags

• EXPOSED BRICK
• NEW ROOF
• NEW AC UNIT
• LARGE LOT
• ALMOST COMPLETELY FENCED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, amenities F, commute 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: 1 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 $5k of equity ($893 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 78% 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 $113,675 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1960 — 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. 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?
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: 1.06% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $154,192
• List price: $129,177
• Delta: -16.22%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2970 Parkway St	0.16mi	3/2.0 (-1)	1,790 (-15%)	0mo	$169,500	$95	63
3163 Bienville Rd	0.29mi	4/3.0	2,360 (+12%)	24mo	$180,000	$76	42
1901 School St	0.49mi	3/2.0 (-1)	1,865 (-11%)	18mo	$149,999	$80	38

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: 13.5%
• Equity multiple: 1.77×
• Total profit: $27,881
• Equity at exit: $58,084

10-year hold

• IRR: 15.4%
• Equity multiple: 3.27×
• Total profit: $82,065
• Equity at exit: $89,514

Cash invested: $36,170 (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 71058

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$677
• Tax est. 1.5%: −$161 /mo · $1,938/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $193

Break-even live

Break-even rent $1,130

Max offer price $129,177

Occupancy floor 81%

Sensitivity live

Price	-10% $282	-5% $238	+0% $193	+5% $148	+10% $104
Rent	-10% $85	-5% $139	+0% $193	+5% $247	+10% $302
Rate	-1.0pp $258	-0.5pp $226	base $193	+0.5pp $160	+1.0pp $126

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: $32,294
• Closing costs: $3,875
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $129,177 Active 290 DOM
2. 2026-06-19
   days on market $129,177 Active 288 DOM
3. 2026-06-18
   days on market $129,177 Active 287 DOM
4. 2026-06-17
   days on market $129,177 Active 286 DOM
5. 2026-06-16
   days on market $129,177 Active 285 DOM
6. 2026-06-15
   days on market $129,177 Active 284 DOM
7. 2026-06-14
   days on market $129,177 Active 282 DOM
8. 2026-06-12
   days on market $129,177 Active 281 DOM
9. 2026-06-09
   days on market $129,177 Active 278 DOM
10. 2026-06-08
    days on market $129,177 Active 277 DOM
11. 2026-06-07
    days on market $129,177 Active 276 DOM
12. 2026-06-05
    days on market $129,177 Active 273 DOM
13. 2026-06-03
    days on market $129,177 Active 272 DOM
14. 2026-06-02
    days on market $129,177 Active 271 DOM
15. 2026-06-01
    days on market $129,177 Active 270 DOM
16. 2026-05-31
    days on market $129,177 Active 269 DOM
17. 2026-05-30
    days on market $129,177 Active 268 DOM
18. 2025-09-04
    listed $129,177 Active 639-char remark

    Show marketing remark (639 chars)

    This is the time for you to get into your New Home! With 4 large bedrooms, including a remote master, 2 full baths, living room, den, dining room, and separate utility room your family will have plenty of space. This wonderful home has Beautiful exposed brick inside which makes this home unique. Owner is leaving all the appliances to include the Stove, fridge, washer and dryer. With Low Maintenance you can move right in! This home's roof was replaced in 2024, as well as new fortune AC unit in 2023. This is a large lot which is almost completely fenced in with 5 ft fencing. Come out and enjoy the peace and serenity of a small town!

19. 2025-09-03
    historical
20. 2025-05-23
    price $134,300
21. 2025-03-03
    listed $139,900 Active
22. 2025-03-01
    historical
23. 2024-08-02
    listed $145,000 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 · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,493
• − Mortgage interest: −$7,236
• − Property taxes: −$1,938
• − Insurance: −$646
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,758
• Taxable income: $277
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,251/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 · 6 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good roof and exterior. It has a fenced yard and well-maintained landscaping. The home is move-in ready with minor cosmetic updates needed for the exterior and landscaping.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value
• Both Landscaping — Improves curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Landscaping — Improves curb appeal and property 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: 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 — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ringgold, LA

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

-10.9% since first listed

6 events — show timeline

• 2025-09-04 Listed $129,177 NTREIS
• 2025-09-03 Listing Removed — NTREIS
• 2025-05-23 Price Changed $134,300 NTREIS
• 2025-03-03 Listed $139,900 NTREIS
• 2025-03-01 Listing Removed — NTREIS
• 2024-08-02 Listed $145,000 NTREIS