911 S Farmerville St · Ruston, LA 71270

$144,000

None bd · 2.0 ba · 1,527 sqft · MultiFamily public records · 252 Days on market

Built 1969 Est $156k · 7% 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 +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

Key facts

• Strong cash flow
• Fresh paint
• Brand new roof

Tags

• BRAND NEW ROOF
• FRESH PAINT
• SPACIOUS LOT
• STRONG CASH FLOW

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $144k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive. Per door: $368/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hillcrest Elementary School (397 students, 70% FRL); Ruston Junior High School (math 23% / reading 38%, grade F, #112 of 218 statewide, top 52%, 558 students, 60% FRL); Ruston High School (math 53% / reading 60%, grade C, #26 of 265 statewide, top 10%, 1,310 students, 50% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $2,046/mo this rent would consume 67% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $996 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $144k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $155,508
• List price: $144,000
• Delta: -7.40%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.77×
• Total profit: $31,205
• Equity at exit: $21,471

10-year hold

• IRR: 29.0%
• Equity multiple: 4.01×
• Total profit: $121,336
• Equity at exit: $12,450

Cash invested: $40,320 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $736

Break-even live

Break-even rent $1,114

Max offer price $144,000

Occupancy floor 59%

Sensitivity live

Price	-10% $818	-5% $777	+0% $736	+5% $696	+10% $655
Rent	-10% $575	-5% $656	+0% $736	+5% $817	+10% $898
Rate	-1.0pp $809	-0.5pp $773	base $736	+0.5pp $699	+1.0pp $661

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,046
Total (2 units)			$2,046

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 E Charlotte Ave Ruston, LA	2.0	1.0	1065	$750	$0.70	45d	1	0.62mi
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	45d	1	0.68mi
107 N Homer St Unit 1 Ruston, LA	2.0	2.0	1150	$2,750	$2.39	45d	1	1.06mi
107 N Homer St Unit 10 Ruston, LA	2.0	2.0	1190	$1,450	$1.22	45d	1	1.06mi
705 Tech Dr Ruston, LA	3.0	1.0	1192	$1,200	$1.01	45d	1	1.25mi
209 Goode Ave Ruston, LA	3.0	2.0	1600	$2,100	$1.31	45d	1	1.31mi

Listing history 25 events

1. 2026-06-21
   days on market $144,000 Active 252 DOM
2. 2026-06-19
   days on market $144,000 Active 250 DOM
3. 2026-06-18
   days on market $144,000 Active 249 DOM
4. 2026-06-17
   days on market $144,000 Active 248 DOM
5. 2026-06-16
   days on market $144,000 Active 247 DOM
6. 2026-06-15
   days on market $144,000 Active 246 DOM
7. 2026-06-14
   days on market $144,000 Active 244 DOM
8. 2026-06-12
   days on market $144,000 Active 243 DOM
9. 2026-06-09
   days on market $144,000 Active 240 DOM
10. 2026-06-08
    days on market $144,000 Active 239 DOM
11. 2026-06-07
    days on market $144,000 Active 238 DOM
12. 2026-06-05
    days on market $144,000 Active 235 DOM
13. 2026-06-03
    days on market $144,000 Active 234 DOM
14. 2026-06-02
    days on market $144,000 Active 233 DOM
15. 2026-06-01
    days on market $144,000 Active 232 DOM
16. 2026-05-31
    days on market $144,000 Active 231 DOM
17. 2026-05-30
    days on market $144,000 Active 230 DOM
18. 2026-02-06
    status Active 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

19. 2026-02-02
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

20. 2025-12-02
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

21. 2025-11-04
    price $144,000 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

22. 2025-10-31
    price $146,000 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

23. 2025-10-05
    price $147,000 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

24. 2025-08-07
    listed $150,000 Active 711-char remark

    Show marketing remark (711 chars)

    Calling All Investors!! Here's your chance to own a duplex just 1.2 miles from the Ruston Sports Complex and 2.2 miles from Louisiana Tech University—a location that's ideal for student or short-term rental demand. This property has already been cleaned out and the demo completed, saving you time and money. With a brand-new roof and fresh paint throughout, it’s ready for your finishing touches to make it rental-ready. Each unit has the potential to rent for $1,200 \ month, offering strong cash flow. Plus, the spacious lot offers enough room to build a second duplex, doubling your rental income potential. Take advantage of this rare opportunity to invest in Ruston's thriving rental market. .

25. 2024-08-29
    soldstatus $65,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$14/yr (+$1/mo · 1.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $24,552
• − Mortgage interest: −$8,066
• − Property taxes: −$778
• − Insurance: −$720
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$4,189
• Taxable income: $6,871
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $7,188/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

+121.5% since first listed

8 events — show timeline

• 2026-02-06 Relisted — NELABOR
• 2026-02-02 Pending — NELABOR
• 2025-12-02 Pending — NELABOR
• 2025-11-04 Price Changed $144,000 NELABOR
• 2025-10-31 Price Changed $146,000 NELABOR
• 2025-10-05 Price Changed $147,000 NELABOR
• 2025-08-07 Listed $150,000 NELABOR
• 2024-08-29 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $778 · +0.0% YoY. Source: county tax records.