136 Boyd St · Natchitoches, LA 71457

$149,500

3 bd · 2.0 ba · 1,690 sqft · SingleFamily · 41 Days on market

Built 1952 $88/sqft · 22% below area Est $191k · 22% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1952
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $126k (15.8% below list).
• Recommended offer: $126k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.6% in Natchitoches — 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 54/100 on livability (#382 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools C-, health & safety C-, housing D+.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Natchitoches County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $150k implies a 897% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,829 (15.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $191,062
• List price: $149,500
• Delta: -21.75%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Carver Ave	0.61mi	3/2.5	1,594 (-6%)	3mo	$215,000	$135	57
107 Bienville St	0.59mi	3/2.0	1,793 (+6%)	6mo	$185,000	$103	57
111 Kaffie Dr	0.63mi	3/2.0	1,890 (+12%)	4mo	$197,000	$104	47

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-18,007
• Equity at exit: $22,291

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,855
• Equity at exit: $12,926

Cash invested: $41,860 (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 71457

• Active inventory: 158
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $99

Break-even live

Break-even rent $1,133

Max offer price $149,500

Occupancy floor 87%

Sensitivity live

Price	-10% $183	-5% $141	+0% $99	+5% $56	+10% $14
Rent	-10% $-1	-5% $49	+0% $99	+5% $148	+10% $198
Rate	-1.0pp $174	-0.5pp $137	base $99	+0.5pp $60	+1.0pp $21

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-07
   listed $149,500 Active
3. 2012-06-21
   soldstatus $15,000

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $822 · $69/mo
• Expected delta: +$233/yr (+$19/mo · 39.6%)

ⓘ 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 ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,099
• − Mortgage interest: −$8,374
• − Property taxes: −$589
• − Insurance: −$748
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,349
• Taxable loss: −$1,377
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,514/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: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Natchitoches

• Score: 54/100
• State rank: #382
• US rank: #23935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchitoches, LA
• City population: 27,214
• Population (ZIP): 25,485

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 47% White 45% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.84%
• Current HPI: 103.9202
• 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

+896.7% since first listed

3 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-04-07 Listed $149,500 AcadianaMLS
• 2012-06-21 Sold (Public Records) $15,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $589 · +0.1% YoY. Source: county tax records.