900 Pin Oak Rd #36 · Jonesville, LA 71343

$100,000

3 bd · 2.5 ba · 4,000 sqft · SingleFamily · 89 Days on market

Built 2022 Fair condition 0.75 ac lot $6/mo HOA · 1% of rent ↓ 20% since listing

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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 +25.8/30.0
• Appreciation +8.7/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Welcome to your ultimate camp retreat at Mound Bayou, tucked away at the end of Pin Oak Drive on approximately .75 acres with gated access for added privacy. (up to 2 acres available if you buy the second lot across from it also) This unique metal camp blends durability with charm--featuring new tin construction overlaid with reclaimed tin for a rustic, one-of-a-kind look. Designed for gathering and entertaining, the property offers expansive indoor and outdoor spaces perfect for hosting family and friends. Inside, you'll find a large open living area complete with multiple televisions--ideal for game days and entertaining a crowd. The layout includes 3 bedrooms plus an additional flex space that can serve as a second living area or extra sleeping quarters, along with 2.5 bathrooms to comfortably accommodate guests. Cooking and entertaining are a dream with two indoor kitchen areas and a fully equipped outdoor kitchen, giving you plenty of room to host everything from weekend fish fries to holiday gatherings. Outside, the property continues to impress with multiple shops and sheds, along with large covered overhangs for ATVs, boats, and all your recreational toys. Most furnishings and belongings will remain, making this a true turnkey opportunity--just show up and start enjoying. If you've been looking for a place to unwind, entertain, and make lasting memories, this Mound Bayou camp is ready for you.

Key facts

• Gated access
• Reclaimed tin
• New tin construction

Tags

• GATED ACCESS
• NEW TIN CONSTRUCTION
• RECLAIMED TIN
• LARGE OPEN LIVING AREA
• TWO INDOOR KITCHEN AREAS
• FULLY EQUIPPED OUTDOOR KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#170 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.3% local appreciation)).
• Catahoula County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.87×
• Total profit: $52,389
• Equity at exit: $71,461

10-year hold

• IRR: 24.3%
• Equity multiple: 6.02×
• Total profit: $140,624
• Equity at exit: $137,750

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 71343

• Home prices YoY: 8.4%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$6
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $242

Break-even live

Break-even rent $882

Max offer price $100,000

Occupancy floor 75%

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: —

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: security

Listing history 18 events

1. 2026-06-18
   days on market $100,000 Active 89 DOM
2. 2026-06-17
   days on market $100,000 Active 88 DOM
3. 2026-06-16
   days on market $100,000 Active 87 DOM
4. 2026-06-15
   days on market $100,000 Active 86 DOM
5. 2026-06-13
   days on market $100,000 Active 84 DOM
6. 2026-06-12
   days on market $100,000 Active 83 DOM
7. 2026-06-09
   days on market $100,000 Active 80 DOM
8. 2026-06-08
   days on market $100,000 Active 79 DOM
9. 2026-06-07
   days on market $100,000 Active 78 DOM
10. 2026-06-07
    days on market $100,000 Active 77 DOM
11. 2026-06-04
    days on market $100,000 Active 74 DOM
12. 2026-06-02
    days on market $100,000 Active 73 DOM
13. 2026-06-01
    days on market $100,000 Active 72 DOM
14. 2026-05-31
    days on market $100,000 Active 71 DOM
15. 2026-05-31
    days on market $100,000 Active 70 DOM
16. 2026-04-22
    price $100,000 1424-char remark

    Show marketing remark (1424 chars)

    Welcome to your ultimate camp retreat at Mound Bayou, tucked away at the end of Pin Oak Drive on approximately .75 acres with gated access for added privacy. (up to 2 acres available if you buy the second lot across from it also) This unique metal camp blends durability with charm--featuring new tin construction overlaid with reclaimed tin for a rustic, one-of-a-kind look. Designed for gathering and entertaining, the property offers expansive indoor and outdoor spaces perfect for hosting family and friends. Inside, you'll find a large open living area complete with multiple televisions--ideal for game days and entertaining a crowd. The layout includes 3 bedrooms plus an additional flex space that can serve as a second living area or extra sleeping quarters, along with 2.5 bathrooms to comfortably accommodate guests. Cooking and entertaining are a dream with two indoor kitchen areas and a fully equipped outdoor kitchen, giving you plenty of room to host everything from weekend fish fries to holiday gatherings. Outside, the property continues to impress with multiple shops and sheds, along with large covered overhangs for ATVs, boats, and all your recreational toys. Most furnishings and belongings will remain, making this a true turnkey opportunity--just show up and start enjoying. If you've been looking for a place to unwind, entertain, and make lasting memories, this Mound Bayou camp is ready for you.

17. 2026-03-21
    price $132,500 1424-char remark

    Show marketing remark (1424 chars)

    Welcome to your ultimate camp retreat at Mound Bayou, tucked away at the end of Pin Oak Drive on approximately .75 acres with gated access for added privacy. (up to 2 acres available if you buy the second lot across from it also) This unique metal camp blends durability with charm--featuring new tin construction overlaid with reclaimed tin for a rustic, one-of-a-kind look. Designed for gathering and entertaining, the property offers expansive indoor and outdoor spaces perfect for hosting family and friends. Inside, you'll find a large open living area complete with multiple televisions--ideal for game days and entertaining a crowd. The layout includes 3 bedrooms plus an additional flex space that can serve as a second living area or extra sleeping quarters, along with 2.5 bathrooms to comfortably accommodate guests. Cooking and entertaining are a dream with two indoor kitchen areas and a fully equipped outdoor kitchen, giving you plenty of room to host everything from weekend fish fries to holiday gatherings. Outside, the property continues to impress with multiple shops and sheds, along with large covered overhangs for ATVs, boats, and all your recreational toys. Most furnishings and belongings will remain, making this a true turnkey opportunity--just show up and start enjoying. If you've been looking for a place to unwind, entertain, and make lasting memories, this Mound Bayou camp is ready for you.

18. 2026-03-21
    listed $125,000 Active 1424-char remark

    Show marketing remark (1424 chars)

    Welcome to your ultimate camp retreat at Mound Bayou, tucked away at the end of Pin Oak Drive on approximately .75 acres with gated access for added privacy. (up to 2 acres available if you buy the second lot across from it also) This unique metal camp blends durability with charm--featuring new tin construction overlaid with reclaimed tin for a rustic, one-of-a-kind look. Designed for gathering and entertaining, the property offers expansive indoor and outdoor spaces perfect for hosting family and friends. Inside, you'll find a large open living area complete with multiple televisions--ideal for game days and entertaining a crowd. The layout includes 3 bedrooms plus an additional flex space that can serve as a second living area or extra sleeping quarters, along with 2.5 bathrooms to comfortably accommodate guests. Cooking and entertaining are a dream with two indoor kitchen areas and a fully equipped outdoor kitchen, giving you plenty of room to host everything from weekend fish fries to holiday gatherings. Outside, the property continues to impress with multiple shops and sheds, along with large covered overhangs for ATVs, boats, and all your recreational toys. Most furnishings and belongings will remain, making this a true turnkey opportunity--just show up and start enjoying. If you've been looking for a place to unwind, entertain, and make lasting memories, this Mound Bayou camp is ready for you.

ⓘ 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: $14,265
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − HOA: −$72
• − Depreciation: −$2,909
• Taxable income: $1,400
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,568/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

The property requires significant repairs and maintenance, including a new metal roof and exterior siding repair, to improve its condition and increase its value.

Repairs flagged

• Major Metal roof — Visible rust and wear in the independent satellite image.
• Major Exterior siding — Peeling paint and rust in the independent satellite image.
• Major Landscaping — Overgrown vegetation in the independent satellite image.

Value-add opportunities

• Resale Metal roof replacement — A new metal roof would significantly improve the home's appearance and increase its resale value.
• Resale Exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and increase its resale value.
• Both Landscaping — A well-maintained landscape would improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Visible rust and wear in the independent satellite image.	Major	$15,000–50,000
Exterior siding · Peeling paint and rust in the independent satellite image.	Major	$15,000–50,000
Landscaping · Overgrown vegetation in the independent satellite image.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Metal roof replacement — A new metal roof would significantly improve the home's appearance and increase its resale value. ↑
• Resale Exterior siding repair and painting — Repairing and repainting the exterior siding would improve the home's curb appeal and increase its resale value. ↑
• Both Landscaping — A well-maintained landscape would improve the home's curb appeal and increase both its 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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Jonesville

• Score: 64/100
• State rank: #170
• US rank: #14228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,571

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 29%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 94.0492
• 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

-20.0% since first listed

3 events — show timeline

• 2026-04-22 Price Changed $100,000 AcadianaMLS
• 2026-03-21 Price Changed $132,500 AcadianaMLS
• 2026-03-21 Listed $125,000 AcadianaMLS