1960 Highway 139 · Swartz, LA 71203

$195,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 181 Days on market

Built 1968 1.72 ac lot $121/sqft · 14% above area Est $207k · 6% under ↓ 9% since listing

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +10.1/15.0
• DSCR +4.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

Key facts

• 1.72 acres
• Xl 30x60 shop
• 1.72 acre lot

Tags

• 1.72 ACRES
• XL 30X60 SHOP
• HEATED COOLED SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $22 ($260/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (19.8% below list).
• Recommended offer: $156k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Swartz Lower Elementary School (392 students, 67% FRL); Ouachita Junior High School (math 12% / reading 25%, grade F, #169 of 218 statewide, top 78%, 422 students, 80% FRL); Ouachita Parish High School (math 23% / reading 31%, grade F, #136 of 265 statewide, top 55%, 1,191 students, 66% FRL) — zoned schools average 71% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 440 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $156,314 (19.8% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $207,102
• List price: $195,000
• Delta: -5.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Hudson Dr	0.20mi	3/1.0	1,578 (-2%)	2mo	$180,000	$114	81
155 Hudson Dr	0.26mi	4/2.0 (+1)	1,596 (-1%)	24mo	$182,500	$114	61
119 Wheeler Rd	0.64mi	3/2.0	1,637 (+1%)	10mo	$199,000	$122	60
133 Walker Rd	0.29mi	3/2.0	1,800 (+12%)	10mo	$230,000	$128	59
5 Quail Ridge Dr	0.43mi	3/2.0	1,663 (+3%)	23mo	$225,000	$135	56
450 Walker Rd	0.69mi	3/2.0	1,485 (-8%)	3mo	$162,900	$110	52

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-30,278
• Equity at exit: $29,075

10-year hold

• IRR: -7.2%
• Equity multiple: 0.55×
• Total profit: $-24,830
• Equity at exit: $16,860

Cash invested: $54,600 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 440
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $22

Break-even live

Break-even rent $1,536

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $77	+0% $22	+5% $-34	+10% $-89
Rent	-10% $-102	-5% $-40	+0% $22	+5% $83	+10% $145
Rate	-1.0pp $120	-0.5pp $71	base $22	+0.5pp $-29	+1.0pp $-80

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $195,000 Pending 181 DOM
2. 2026-06-03
   days on market $195,000 Active 180 DOM
3. 2026-06-02
   days on market $195,000 Active 179 DOM
4. 2026-06-01
   days on market $195,000 Active 178 DOM
5. 2026-05-31
   days on market $195,000 Active 177 DOM
6. 2026-05-30
   days on market $195,000 Active 176 DOM
7. 2026-01-20
   price $195,000 402-char remark

   Show marketing remark (402 chars)

   Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

8. 2025-12-09
   status Active 402-char remark

   Show marketing remark (402 chars)

   Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

9. 2025-10-22
   status Active 402-char remark

   Show marketing remark (402 chars)

   Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

10. 2025-08-22
    status Pending 402-char remark

    Show marketing remark (402 chars)

    Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

11. 2025-08-18
    listed $215,000 Active 402-char remark

    Show marketing remark (402 chars)

    Take a look at this RARE FIND in Swartz! This well built 3/1.5 almost 2,000 HSF home sits on approximately 1.72 ACRES & comes with an XL 30x60 shop and the home has a spacious living area with a cozy fireplace, a NICE heated/ cooled sunroom and lots of updates. This very spacious, 1 owner home has been very well taken care of and needs a new owner. Come take a look and MAKE IT YOUR HOME TODAY!

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,758
• − Mortgage interest: −$10,923
• − Property taxes: −$1,313
• − Insurance: −$975
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$5,673
• Taxable loss: −$3,127
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,010/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swartz, LA
• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, 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

-9.3% since first listed

5 events — show timeline

• 2026-01-20 Price Changed $195,000 NELABOR
• 2025-12-09 Relisted — NELABOR
• 2025-10-22 Relisted — NELABOR
• 2025-08-22 Pending — NELABOR
• 2025-08-18 Listed $215,000 NELABOR

Property tax history

+7.2%/yr

Latest (2025): $1,313 · -0.7% YoY. Source: county tax records.