107 N 4th St N · Oberlin, LA 70648

$55,000

6 bd · 4.0 ba · 1,145 sqft · Townhouse · 305 Days on market

Built 1976 10,019 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Investment Opportunity: Well-Maintained with Rental Income and Expansion Potential * * Discover a fantastic investment opportunity with this charming home, offering both immediate rental income and additional income potential. This property features 3-bedrooms, 2-bathroom, and provides comfortable living space to those currently occupying it. * * Current Income: * * $450 per month in rental income Home is well-maintained including a cozy living area, functional kitchen, and comfortable bedrooms. The property is situated in a desirable location with easy access to local amenities, and key business areas. This presents a unique chance to secure a property with reliable income while

Key facts

• Built 1976
• Listed 305 days

Property features AI

Finance

• Financial info: Currently configured as two rentable units (each unit listed with $450 rent)

Exterior

• Utilities: Public water; Public sewer
• Home design: Apartment building (residential income); Single-story
• Exterior features: City lot; Irregular-shaped lot

Interior

• Bedrooms: Each unit has 3 bedrooms
• Bathrooms: Each unit has 2 bathrooms
• Interior features: Two separate 3-bed, 2-bath units (each unit unfurnished); Residential income property configured as apartments

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath townhouse listed at $55k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#250 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 8362% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 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 1976 — 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 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?
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: 2.19% ✓
• Cap rate: 18.78%
• Cash-on-cash: 44.59%
• DSCR: 2.98
• GRM: 3.8

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: 41.6%
• Equity multiple: 2.79×
• Total profit: $27,552
• Equity at exit: $8,201

10-year hold

• IRR: 47.8%
• Equity multiple: 5.61×
• Total profit: $70,997
• Equity at exit: $4,755

Cash invested: $15,400 (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 70648

• Home prices YoY: -25.9%
• Active inventory: 39
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $572

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $55,000 Active 305 DOM
2. 2026-06-17
   days on market $55,000 Active 304 DOM
3. 2026-06-16
   days on market $55,000 Active 303 DOM
4. 2026-06-15
   days on market $55,000 Active 302 DOM
5. 2026-06-13
   days on market $55,000 Active 300 DOM
6. 2026-06-12
   days on market $55,000 Active 299 DOM
7. 2026-06-09
   days on market $55,000 Active 296 DOM
8. 2026-06-08
   days on market $55,000 Active 295 DOM
9. 2026-06-07
   days on market $55,000 Active 294 DOM
10. 2026-06-07
    days on market $55,000 Active 293 DOM
11. 2026-06-04
    days on market $55,000 Active 290 DOM
12. 2026-06-02
    days on market $55,000 Active 289 DOM
13. 2026-06-01
    days on market $55,000 Active 288 DOM
14. 2026-05-31
    days on market $55,000 Active 287 DOM
15. 2026-05-31
    days on market $55,000 Active 286 DOM
16. 2026-03-01
    historical $650
17. 2025-12-04
    listed $650
18. 2025-09-18
    status Active
19. 2025-09-06
    status Pending
20. 2024-08-19
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,466
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$1,600
• Taxable income: $6,370
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $5,338/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oberlin

• Score: 60/100
• State rank: #250
• US rank: #18808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, LA
• Population (ZIP): 6,994

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 6% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.24%
• Current HPI: 120.6268
• 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

5 events — show timeline

• 2026-03-01 Rental Removed $650 TURBOTENANT
• 2025-12-04 Listed for Rent $650 TURBOTENANT
• 2025-09-18 Relisted — SWLAR
• 2025-09-06 Pending — SWLAR
• 2024-08-19 Listed $55,000 SWLAR