603 Pine St · Colfax, LA 71417

$97,500

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 84 Days on market

Built 1997 4,356 sqft lot $62/sqft · at area comps Est $100k · at est.

---

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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• Appreciation +8.0/10.0
• 1% rule +7.1/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't sleep on this one! Welcome to Colfax, home of the Louisiana Pecan Festival! This may very well be the most affordable move-in ready home in all of Grant Parish. This 3 bedroom, 2 bathroom home offers comfort, dependability, and affordability all in one. If you've been waiting for something budget-friendly that doesn't come with a long to-do list, this is it. Updates include new flooring, updated plumbing, and a recently serviced HVAC system so you can move in with confidence and peace of mind. The fenced yard is perfect for pets, play, or backyard gatherings, and fiber optic internet is available -- a rare and valuable perk in rural Grant Parish. Whether you work from home, stream often, or simply want reliable service, this is a major bonus. Even better, this home should qualify for little to no money down financing, making homeownership just around the bend. Don't squat with your spurs on, come check out this home today!

Key facts

• Serviced hvac system
• Fenced yard
• New flooring

Tags

• NEW FLOORING
• UPDATED PLUMBING
• SERVICED HVAC SYSTEM
• FENCED YARD
• FIBER OPTIC INTERNET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#122 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools F, amenities F, commute F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($674 loan paydown + $6k appreciation (6.0% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $47k; list at $98k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $91,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $99,500
• List price: $97,500
• Delta: -2.01%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Pine St	0.00mi	3/2.0	1,568 (0%)	1mo	$99,500	$63	100

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

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.76×
• Total profit: $48,125
• Equity at exit: $60,958

10-year hold

• IRR: 25.2%
• Equity multiple: 5.60×
• Total profit: $125,693
• Equity at exit: $110,256

Cash invested: $27,300 (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 71417

• Home prices YoY: 5.2%
• Active inventory: 24
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$511
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $319

Break-even live

Break-even rent $773

Max offer price $97,500

Occupancy floor 68%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $97,500 Active 84 DOM
2. 2026-05-30
   days on market $97,500 Active 83 DOM
3. 2026-03-20
   status Active 942-char remark

   Show marketing remark (942 chars)

   Don't sleep on this one! Welcome to Colfax, home of the Louisiana Pecan Festival! This may very well be the most affordable move-in ready home in all of Grant Parish. This 3 bedroom, 2 bathroom home offers comfort, dependability, and affordability all in one. If you've been waiting for something budget-friendly that doesn't come with a long to-do list, this is it. Updates include new flooring, updated plumbing, and a recently serviced HVAC system so you can move in with confidence and peace of mind. The fenced yard is perfect for pets, play, or backyard gatherings, and fiber optic internet is available -- a rare and valuable perk in rural Grant Parish. Whether you work from home, stream often, or simply want reliable service, this is a major bonus. Even better, this home should qualify for little to no money down financing, making homeownership just around the bend. Don't squat with your spurs on, come check out this home today!

4. 2026-03-02
   status Pending 942-char remark

   Show marketing remark (942 chars)

   Don't sleep on this one! Welcome to Colfax, home of the Louisiana Pecan Festival! This may very well be the most affordable move-in ready home in all of Grant Parish. This 3 bedroom, 2 bathroom home offers comfort, dependability, and affordability all in one. If you've been waiting for something budget-friendly that doesn't come with a long to-do list, this is it. Updates include new flooring, updated plumbing, and a recently serviced HVAC system so you can move in with confidence and peace of mind. The fenced yard is perfect for pets, play, or backyard gatherings, and fiber optic internet is available -- a rare and valuable perk in rural Grant Parish. Whether you work from home, stream often, or simply want reliable service, this is a major bonus. Even better, this home should qualify for little to no money down financing, making homeownership just around the bend. Don't squat with your spurs on, come check out this home today!

5. 2026-02-18
   listed $97,500 Active 942-char remark

   Show marketing remark (942 chars)

   Don't sleep on this one! Welcome to Colfax, home of the Louisiana Pecan Festival! This may very well be the most affordable move-in ready home in all of Grant Parish. This 3 bedroom, 2 bathroom home offers comfort, dependability, and affordability all in one. If you've been waiting for something budget-friendly that doesn't come with a long to-do list, this is it. Updates include new flooring, updated plumbing, and a recently serviced HVAC system so you can move in with confidence and peace of mind. The fenced yard is perfect for pets, play, or backyard gatherings, and fiber optic internet is available -- a rare and valuable perk in rural Grant Parish. Whether you work from home, stream often, or simply want reliable service, this is a major bonus. Even better, this home should qualify for little to no money down financing, making homeownership just around the bend. Don't squat with your spurs on, come check out this home today!

6. 2020-06-19
   soldstatus $47,000
7. 2020-03-18
   listed $60,000
8. 2014-11-21
   soldstatus $42,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $14,124
• − Mortgage interest: −$5,462
• − Property taxes: −$708
• − Insurance: −$488
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,836
• Taxable income: $2,370
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,258/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Colfax

• Score: 66/100
• State rank: #122
• US rank: #11590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colfax, LA
• Population (ZIP): 4,681

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 2% · South Korea, China
• Languages at home: 97% English-only · Chinese 2% French/Haitian/Cajun 0%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.95%
• Current HPI: 120.0524
• 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

+132.1% since first listed

6 events — show timeline

• 2026-03-20 Relisted — AcadianaMLS
• 2026-03-02 Pending — AcadianaMLS
• 2026-02-18 Listed $97,500 AcadianaMLS
• 2020-06-19 Sold (Public Records) $47,000 Public Records
• 2020-03-18 Listed $60,000 AcadianaMLS
• 2014-11-21 Sold (Public Records) $42,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $708 · -4.0% YoY. Source: county tax records.