203 Wadsworth Ave · Cheneyville, LA 71325

$100,000

3 bd · 2.0 ba · 2,712 sqft · SingleFamily · 8 Days on market

Fair condition 0.75 ac lot $37/sqft · 53% below area

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming 1946 farmhouse at 203 Wadsworth Avenue, Cheneyville, LA, with original character and modern potential -- 3 bedrooms, 2 baths, 1,588 sq ft on an oversized lot. This home features original hardwood floors, generous natural light, mature trees and a peaceful setting. Comfortable living spaces with room to customize and update to your taste. Covered 2-car carport and ample yard space offer great outdoor possibilities for gardening, entertaining or expansion. Located in a quiet, country neighborhood. Schedule a showing to see the charm and potential in person.

Key facts

• Ample yard space
• 0.75 acre lot
• Parking

Tags

• ORIGINAL HARDWOOD FLOORS
• GENEROUS NATURAL LIGHT
• COVERED 2-CAR CARPORT
• AMPLE YARD SPACE
• QUIET COUNTRY NEIGHBORHOOD

Property features AI

Exterior

• Parking: Carport
• Home design: Single family residence
• Construction: Vinyl siding; Composition roof
• Exterior features: Workshop; Corner lot (bounding streets: Havard, Klock, Scott)

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Granite counters; Dining room; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 55/100 on livability (#358 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.2% local appreciation)).
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (median comp): $212,886
• List price: $100,000
• Delta: -53.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Wadsworth Ave	0.16mi	3/2.0	2,481 (-8%)	3mo	$135,000	$54	76

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.40×
• Total profit: $39,263
• Equity at exit: $51,555

10-year hold

• IRR: 23.3%
• Equity multiple: 4.68×
• Total profit: $103,100
• Equity at exit: $85,011

Cash invested: $28,000 (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 71325

• Home prices YoY: 4.8%
• Active inventory: 5
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $330

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending 570-char remark
2. 2026-04-27
   listed $100,000 Active 570-char remark

ⓘ 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: $15,506
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,909
• Taxable income: $2,515
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,354/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 1946 farmhouse has potential for significant value increase with moderate renovations, including fresh paint, new flooring, and updated bathrooms.

Repairs flagged

• Major paint — extensive peeling and discoloration
• Major flooring — carpeted floors in living areas
• Major bathroom fixtures — dated wallpaper and carpeted floors

Value-add opportunities

• Both paint — refreshing the exterior and interior would improve curb appeal and interior aesthetics
• Both flooring — replacing carpet with hardwood or tile would increase both resale and rental value
• Both bathroom fixtures — updating the bathrooms with modern fixtures and fixtures would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · extensive peeling and discoloration	Major	$15,000–50,000
flooring · carpeted floors in living areas	Major	$15,000–50,000
bathroom fixtures · dated wallpaper and carpeted floors	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint — refreshing the exterior and interior would improve curb appeal and interior aesthetics ↑
• Both flooring — replacing carpet with hardwood or tile would increase both resale and rental value ↑
• Both bathroom fixtures — updating the bathrooms with modern fixtures and fixtures would enhance both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Cheneyville

• Score: 55/100
• State rank: #358
• US rank: #23176

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheneyville, LA
• Population (ZIP): 1,132

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Black 35% Two or more races 13%
• Common ancestry: Lithuanian 23% German 6% Serbian 4%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 91.4599
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-18 Sold (MLS) $100,000 AcadianaMLS
• 2026-05-06 Pending — AcadianaMLS
• 2026-04-27 Listed $100,000 AcadianaMLS