501 Union Ave · Bogalusa, LA 70427

$65,000

2 bd · 2.0 ba · 1,353 sqft · SingleFamily · 212 Days on market

Built 1965 $48/sqft · 11% above area Est $59k · 11% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

Key facts

• Heart of bogalusa
• Corner lot
• 2 parking spots

Tags

• CORNER LOT
• UPDATE ISLAND KITCHEN
• HEART OF BOGALUSA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $65k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.49%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $58,585
• List price: $65,000
• Delta: 10.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Caston Ave	0.09mi	3/1.0 (+1)	1,482 (+10%)	13mo	$35,000	$24	60
911 Saint John St	0.27mi	3/1.0 (+1)	1,250 (-8%)	14mo	$17,500	$14	54
735 Ontario Ave	0.39mi	2/1.0	1,247 (-8%)	14mo	$55,500	$45	53
1304 Victoria St	0.65mi	3/2.0 (+1)	1,435 (+6%)	3mo	$136,999	$95	52
1002 Superior Ave	0.69mi	2/2.0	1,540 (+14%)	1mo	$148,300	$96	44
1316 Jefferson St	0.52mi	3/1.0 (+1)	1,176 (-13%)	10mo	$18,000	$15	37
1309 Catherine St	0.64mi	3/1.5 (+1)	1,536 (+14%)	6mo	$140,000	$91	35
919 Superior Ave	0.61mi	2/1.0	1,150 (-15%)	14mo	$67,000	$58	32

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: 31.1%
• Equity multiple: 2.31×
• Total profit: $23,756
• Equity at exit: $9,692

10-year hold

• IRR: 38.3%
• Equity multiple: 4.56×
• Total profit: $64,855
• Equity at exit: $5,620

Cash invested: $18,200 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $538

Break-even live

Break-even rent $542

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Ontario Ave Bogalusa, LA	2.0	1.0	1247	$1,050	$0.84	24d	1	0.39mi
722 Bankston Dr Bogalusa, LA	3.0	1.0	1200	$1,900	$1.58	24d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $65,000 Active 212 DOM
2. 2026-06-17
   days on market $65,000 Active 211 DOM
3. 2026-06-16
   days on market $65,000 Active 210 DOM
4. 2026-06-15
   days on market $65,000 Active 209 DOM
5. 2026-06-13
   days on market $65,000 Active 207 DOM
6. 2026-06-12
   days on market $65,000 Active 206 DOM
7. 2026-06-09
   days on market $65,000 Active 203 DOM
8. 2026-06-08
   days on market $65,000 Active 202 DOM
9. 2026-06-07
   days on market $65,000 Active 201 DOM
10. 2026-06-05
    days on market $65,000 Active 199 DOM
11. 2026-06-04
    days on market $65,000 Active 197 DOM
12. 2026-06-02
    days on market $65,000 Active 196 DOM
13. 2026-06-01
    days on market $65,000 Active 195 DOM
14. 2026-05-31
    days on market $65,000 Active 194 DOM
15. 2026-05-31
    days on market $65,000 Active 193 DOM
16. 2026-05-03
    price $65,000 405-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

17. 2026-05-03
    price $65,000 406-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

18. 2025-11-21
    status Active 406-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

19. 2025-11-20
    status Pending 406-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

20. 2025-11-17
    listed $79,000 405-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

21. 2025-11-17
    listed $79,000 Active 406-char remark

    Show marketing remark (406 chars)

    An excellent investment opportunity for all investors. 2 bedroom /1 bath conveniently located a short walk to Walmart. A corner lot house has many features of modern houses. A nice kitchen with island is a perfect dream home for new homeowner or rentals. MULTIPLE OFFERS RECEIVED - THE HIGHEST or BEST offer due before 1 PM FRIDAY, JUNE 12th, 2026. HOME IS BEING SOLD AS-IS and SELLER WILL MAKE NO REPAIR.

22. 2024-08-22
    price $93,000
23. 2024-07-17
    price $99,999
24. 2024-07-16
    listed $93,000 Active
25. 2003-11-03
    soldstatus $32,500
26. 2003-09-30
    listed $34,900
27. 2003-09-30
    listed $34,900

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $722 · $60/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,680
• − Mortgage interest: −$3,641
• − Property taxes: −$722
• − Insurance: −$325
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,891
• Taxable income: $5,752
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $5,079/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+86.2% since first listed

12 events — show timeline

• 2026-05-03 Price Changed $65,000 AcadianaMLS
• 2026-05-03 Price Changed $65,000 GSREIN
• 2025-11-21 Relisted — GSREIN
• 2025-11-20 Pending — GSREIN
• 2025-11-17 Listed $79,000 GSREIN
• 2025-11-17 Listed $79,000 AcadianaMLS
• 2024-08-22 Price Changed $93,000 GSREIN
• 2024-07-17 Price Changed $99,999 GSREIN
• 2024-07-16 Listed $93,000 AcadianaMLS
• 2003-11-03 Sold (MLS) $32,500 GSREIN
• 2003-09-30 Listed $34,900 AcadianaMLS
• 2003-09-30 Listed $34,900 GSREIN

Property tax history

+0.8%/yr

Latest (2025): $722 · +0.3% YoY. Source: county tax records.