168 N Dean Rd · Farmerville, LA 71241

$199,500

2 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 18 Days on market

Built 1977 1.00 ac lot

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

See this pretty 2 bedrm 1 bath home located on one of the finest 1 acre lots in the convenient Odom Subdivision just outside of city limits. The home features cathedral ceiling, lots of kitchen cabinetry, ceramic tile throughout, new mud room closet upon entry off carport, roof less than 1 yr old, new 50 gallon HW tank, large carport with breezeway, large covered back patio (nice 24.5 x 30 metal shop with Electrical and plumbing supplied. Also Has metal building converted into a playhouse for the kiddos, and fire pit entertaining area. Call for appointment!!

Key facts

• Large kitchen
• Cathedral ceiling
• Guest apartment

Tags

• UPDATED BRICK VINYL HOME
• CATHEDRAL CEILING
• GUEST APARTMENT
• LARGE KITCHEN
• BREAKFAST AREA
• SEPARATE DINING AREA

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage; 2 garage spaces; Open parking with gravel surface
• Utilities: Public water; Propane available
• Home design: Single-family residence (site-built); One story; Entry level: 1
• Construction: Brick veneer construction; Slab foundation
• Exterior features: Covered patio/porch; Brick fencing; Landscaped and cleared yard; Paved road access; Workshop, outbuilding and storage on the property

Interior

• Kitchen: Dishwasher; Gas cooktop; Oven
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan cooling
• Interior features: Ceiling fans; Double-pane windows with blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 111 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $155k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,507 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-9,025
• Equity at exit: $29,746

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $21,973
• Equity at exit: $17,249

Cash invested: $55,860 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $367

Break-even live

Break-even rent $1,553

Max offer price $199,500

Occupancy floor 77%

Sensitivity live

Price	-10% $480	-5% $423	+0% $367	+5% $310	+10% $254
Rent	-10% $207	-5% $287	+0% $367	+5% $447	+10% $526
Rate	-1.0pp $467	-0.5pp $418	base $367	+0.5pp $315	+1.0pp $263

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $199,500 Pending 18 DOM
2. 2026-06-05
   days on market $199,500 Active 17 DOM
3. 2026-06-02
   days on market $199,500 Active 15 DOM
4. 2026-06-01
   days on market $199,500 Active 14 DOM
5. 2026-05-31
   days on market $199,500 Active 13 DOM
6. 2026-05-30
   days on market $199,500 Active 12 DOM
7. 2026-05-18
   listed $199,500 Active
8. 2021-10-12
   soldstatus $155,000
9. 2021-10-08
   soldstatus 565-char remark

   Show marketing remark (565 chars)

   See this pretty 2 bedrm 1 bath home located on one of the finest 1 acre lots in the convenient Odom Subdivision just outside of city limits. The home features cathedral ceiling, lots of kitchen cabinetry, ceramic tile throughout, new mud room closet upon entry off carport, roof less than 1 yr old, new 50 gallon HW tank, large carport with breezeway, large covered back patio (nice 24.5 x 30 metal shop with Electrical and plumbing supplied. Also Has metal building converted into a playhouse for the kiddos, and fire pit entertaining area. Call for appointment!!

10. 2021-08-28
    listed $156,500 565-char remark

    Show marketing remark (565 chars)

    See this pretty 2 bedrm 1 bath home located on one of the finest 1 acre lots in the convenient Odom Subdivision just outside of city limits. The home features cathedral ceiling, lots of kitchen cabinetry, ceramic tile throughout, new mud room closet upon entry off carport, roof less than 1 yr old, new 50 gallon HW tank, large carport with breezeway, large covered back patio (nice 24.5 x 30 metal shop with Electrical and plumbing supplied. Also Has metal building converted into a playhouse for the kiddos, and fire pit entertaining area. Call for appointment!!

11. 2005-01-11
    soldstatus $110,000

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $1,170 · $98/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,208
• − Mortgage interest: −$11,175
• − Property taxes: −$1,170
• − Insurance: −$998
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$5,804
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $4,117/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

+81.4% since first listed

5 events — show timeline

• 2026-05-18 Listed $199,500 NELABOR
• 2021-10-12 Sold (Public Records) $155,000 Public Records
• 2021-10-08 Sold (MLS) — NELABOR
• 2021-08-28 Listed $156,500 NELABOR
• 2005-01-11 Sold (Public Records) $110,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,170 · +0.0% YoY. Source: county tax records.