734 Avenue Ave E · Bogalusa, LA 70427

$55,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily · 3 Days on market

Built 1969 5,662 sqft lot Est $69k · 21% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• 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

Charming cottage 2 BR 1 BA sitting on a 50' x 120' lot. This property also includes a 1 BR 1 BA guest house that could also be used as a workshop, office , salon, etc. Both are currently rented on a month to month basis w/ shared laundry facilities. The yard is fenced w/ each having their own parking and private entrance. Flood zone "X"

Key facts

• Fenced yard
• Guest house
• Private entrance

Tags

• GUEST HOUSE
• FENCED YARD
• PRIVATE ENTRANCE

Property features AI

Exterior

• Parking: Detached garage; Driveway; One covered space
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property; Raised foundation; Average condition
• Construction: Wood siding; Shingle roof; Raised foundation; Built as resale (year built details listed as resale)
• Exterior features: Fenced yard; Porch; Permeable paving; Apartment / guest house on property

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Multiple heating units; Wall furnace; Window cooling units
• Interior features: Ceiling fan(s); Pantry; Cable TV; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Water heater (energy efficient)

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$69,360) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 16.5% 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; 1 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 $380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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.

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 $55,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.91% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.54%
• DSCR: 2.63
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $69,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Avenue D	0.08mi	2/1.0	1,130 (+11%)	11mo	$90,900	$80	69
801 B Ave	0.16mi	2/2.0	982 (-4%)	21mo	$79,000	$80	65
606 Avenue C Ave	0.23mi	2/1.0	1,120 (+10%)	12mo	$39,000	$35	63
936 Avenue G Ave	0.29mi	3/1.0 (+1)	1,051 (+3%)	18mo	$38,500	$37	62
838 Ave D	0.15mi	3/1.0 (+1)	1,100 (+8%)	16mo	$28,500	$26	62
713 Avenue K Ave	0.39mi	3/1.0 (+1)	950 (-7%)	5mo	$65,000	$68	61
1207 W 12th St	0.69mi	2/1.0	1,026 (+1%)	7mo	$19,900	$19	61
536 Ave H Ave	0.30mi	2/1.0	1,109 (+9%)	16mo	$85,000	$77	58
1122 W 10th St	0.55mi	2/1.0	975 (-4%)	16mo	$23,000	$24	54
723 Avenue K Ave	0.39mi	3/1.0 (+1)	1,079 (+6%)	16mo	$97,000	$90	54
1241 W 9th St	0.67mi	2/1.0	930 (-9%)	2mo	$30,000	$32	52
1122 Avenue K Ave	0.60mi	2/1.0	890 (-13%)	8mo	$83,000	$93	44

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $20,960
• Equity at exit: $8,201

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $56,727
• 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 70427

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

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $469

Break-even live

Break-even rent $456

Max offer price $55,000

Occupancy floor 50%

Sensitivity live

Price	-10% $500	-5% $485	+0% $469	+5% $453	+10% $438
Rent	-10% $386	-5% $427	+0% $469	+5% $510	+10% $552
Rate	-1.0pp $497	-0.5pp $483	base $469	+0.5pp $455	+1.0pp $440

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Ontario Ave Bogalusa, LA	2.0	1.0	1247	$1,050	$0.84	25d	1	1.30mi

Listing history 4 events

1. 2026-06-21
   days on market $55,000 Active 3 DOM
2. 2026-06-21
   days on market $55,000 Active 2 DOM
3. 2026-06-18
   remarks 338-char remark

   Show marketing remark (348 chars)

   Charming cottage 2 BR 1 BA sitting on a 50' x 120' lot. This property also includes a 1 BR 1 BA guest house that could also be used as a workshop, office , salon, etc. Both are currently rented on a month to month basis w/ shared laundry facilities. The yard is fenced w/ each having their own parking and private entrance. Flood zone "X"

4. 2026-06-18
   listed $55,000 Active 1 DOM

   Show marketing remark (348 chars)

   Charming cottage 2 BR 1 BA sitting on a 50' x 120' lot. This property also includes a 1 BR 1 BA guest house that could also be used as a workshop, office , salon, etc. Both are currently rented on a month to month basis w/ shared laundry facilities. The yard is fenced w/ each having their own parking and private entrance. Flood zone "X"

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/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 8/10 Severe 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: $12,600
• − Mortgage interest: −$3,081
• − Property taxes: −$590
• − Insurance: −$275
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,600
• Taxable income: $5,038
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,418/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

+59.4% since first listed

11 events — show timeline

• 2026-06-18 Listed $55,000 GSREIN
• 2026-06-18 Listed $55,000 AcadianaMLS
• 2026-02-07 Price Changed $54,500 AcadianaMLS
• 2026-02-07 Price Changed $54,500 GSREIN
• 2025-10-08 Price Changed $55,000 AcadianaMLS
• 2025-10-08 Price Changed $55,000 GSREIN
• 2025-08-08 Listed $67,000 AcadianaMLS
• 2019-04-24 Listed $44,900 AcadianaMLS
• 2019-04-24 Listed $44,900 AcadianaMLS
• 2013-05-24 Listed $34,500 GSREIN
• 2013-05-24 Listed $34,500 AcadianaMLS

Property tax history

+10.5%/yr

Latest (2025): $590 · +0.3% YoY. Source: county tax records.