133 Jo Bayles Rd · Farmerville, LA 71234

$129,500

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 37 Days on market

Built 1996

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great fixer upper OR would be a great investment property!!! Lots of potential for this 3 bedroom 2 bathroom home in Downsville. .

Key facts

• New water tank
• Fresh finishes
• New hvac system

Tags

• QUIET COUNTRY SETTING
• FRESH FINISHES
• NEW KITCHEN APPLIANCES
• NEW WATER TANK
• NEW HVAC SYSTEM
• UNDERGROUND UTILITIES

Property features AI

Finance

• Other: Directions provided: Hwy 15 to Hwy 552 N; Turn R on Ruggs Bluff Rd; L on Jo Bayles
• HOA & community: No association amenities

Exterior

• Parking: Open parking; Gravel parking area
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Natural gas not available
• Home design: Manufactured home (double wide); One level, entry at level 1; Residential property
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built as manufactured home (double wide)
• Exterior features: Covered patio/porch; Wood fencing; Landscaped, irregular lot; Unimproved road frontage and surface; Storage structure on the property

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central air (electric); Electric heating; Wood heating
• Interior features: Walk-in closets; Double pane windows with blinds; Fireplace in the living room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $424 of equity ($895 loan paydown + $-471 appreciation (-0.4% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.29×
• Total profit: $10,513
• Equity at exit: $35,266

10-year hold

• IRR: 11.8%
• Equity multiple: 2.24×
• Total profit: $44,803
• Equity at exit: $40,568

Cash invested: $36,260 (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 71234

• Home prices YoY: -0.2%
• Active inventory: 36
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $260

Break-even live

Break-even rent $985

Max offer price $129,500

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $129,500 Active 37 DOM
2. 2026-06-18
   days on market $129,500 Active 36 DOM
3. 2026-06-18
   remarks 419-char remark
4. 2026-06-17
   days on market $129,500 Active 35 DOM
5. 2026-06-16
   days on market $129,500 Active 34 DOM
6. 2026-06-15
   days on market $129,500 Active 33 DOM
7. 2026-06-14
   days on market $129,500 Active 31 DOM
8. 2026-06-13
   remarks 411-char remark
9. 2026-06-13
   pricedays on market $129,500 Active 30 DOM
10. 2026-06-10
    days on market $134,500 Active 28 DOM
11. 2026-06-09
    days on market $134,500 Active 27 DOM
12. 2026-06-08
    days on market $134,500 Active 26 DOM
13. 2026-06-07
    days on market $134,500 Active 25 DOM
14. 2026-06-05
    days on market $134,500 Active 22 DOM
15. 2026-06-02
    days on market $134,500 Active 20 DOM
16. 2026-06-01
    days on market $134,500 Active 19 DOM
17. 2026-05-31
    days on market $134,500 Active 18 DOM
18. 2026-05-30
    days on market $134,500 Active 17 DOM
19. 2026-05-13
    listed $134,500 Active 397-char remark
20. 2025-09-11
    price $150,000
21. 2025-07-22
    listed $155,000 Active
22. 2022-07-25
    soldstatus Closed

    Show marketing remark (130 chars)

    Great fixer upper OR would be a great investment property!!! Lots of potential for this 3 bedroom 2 bathroom home in Downsville. .

23. 2022-04-12
    historical

    Show marketing remark (130 chars)

    Great fixer upper OR would be a great investment property!!! Lots of potential for this 3 bedroom 2 bathroom home in Downsville. .

24. 2021-04-08
    listed $25,000

    Show marketing remark (130 chars)

    Great fixer upper OR would be a great investment property!!! Lots of potential for this 3 bedroom 2 bathroom home in Downsville. .

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$169/yr (+$14/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,770
• − Mortgage interest: −$7,254
• − Property taxes: −$543
• − Insurance: −$648
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,767
• Taxable income: $1,035
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,870/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,237

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Black 5%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.36%
• Current HPI: 146.452
• 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

+418.0% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $129,500 NELABOR
• 2026-05-13 Listed $134,500 NELABOR
• 2025-09-11 Price Changed $150,000 NELABOR
• 2025-07-22 Listed $155,000 NELABOR
• 2022-07-25 Sold (MLS) — NELABOR
• 2022-04-12 Delisted — NELABOR
• 2021-04-08 Listed $25,000 NELABOR

Property tax history

+2.4%/yr

Latest (2025): $543 · +0.0% YoY. Source: county tax records.