423 W Cappel St · Marksville, LA 71351

$79,700

4 bd · 2.5 ba · 2,538 sqft · SingleFamily · 613 Days on market

Built 1957 0.50 ac lot ↓ 45% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

GREAT NEW PRICE AND GREAT FLIP POTENTIAL! Wonderful fixer-upper to bring back original charm. This home has a great location right off Main Street in Marksville on Dead End Street. The home has a spacious floor plan with 4 bedrooms, 2 full baths, 2,538 hsf bonus den, and tons of storage. In need of repairs, motivated Seller bring offers!

Key facts

• Spacious floor plan
• Bonus den
• 0.5 acre lot

Tags

• SPACIOUS FLOOR PLAN
• BONUS DEN

Property features AI

Finance

• Other: Directions: Take Hwy 1, left on S Main Street then left on W Cappel; house at dead end of street (Bounding Streets: Borrell)

Exterior

• Parking: Attached parking
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick construction

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air with multiple units
• Interior features: Living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 6.5% in Marksville — 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 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $551 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 613 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 613 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.54%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $261,414
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
661 Juneau Ave	0.29mi	3/2.0 (-1)	2,360 (-7%)	1mo	$242,000	$103	67
148 & 146 Laurel St	0.50mi	3/2.0 (-1)	2,161 (-15%)	3mo	$55,000	$25	42

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $18,529
• Equity at exit: $11,884

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $56,636
• Equity at exit: $6,891

Cash invested: $22,316 (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 71351

• Active inventory: 75
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $494

Break-even live

Break-even rent $667

Max offer price $79,700

Occupancy floor 57%

Sensitivity live

Price	-10% $539	-5% $516	+0% $494	+5% $471	+10% $449
Rent	-10% $392	-5% $443	+0% $494	+5% $545	+10% $596
Rate	-1.0pp $534	-0.5pp $514	base $494	+0.5pp $473	+1.0pp $452

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: $19,925
• Closing costs: $2,391
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $79,700 Active 613 DOM
2. 2026-06-18
   days on market $79,700 Active 612 DOM
3. 2026-06-17
   days on market $79,700 Active 611 DOM
4. 2026-06-16
   days on market $79,700 Active 610 DOM
5. 2026-06-15
   days on market $79,700 Active 609 DOM
6. 2026-06-14
   days on market $79,700 Active 607 DOM
7. 2026-06-13
   days on market $79,700 Active 606 DOM
8. 2026-06-10
   days on market $79,700 Active 604 DOM
9. 2026-06-09
   days on market $79,700 Active 603 DOM
10. 2026-06-08
    days on market $79,700 Active 602 DOM
11. 2026-06-07
    days on market $79,700 Active 601 DOM
12. 2026-06-03
    days on market $79,700 Active 597 DOM
13. 2026-06-02
    days on market $79,700 Active 596 DOM
14. 2026-06-01
    days on market $79,700 Active 595 DOM
15. 2026-05-31
    days on market $79,700 Active 594 DOM
16. 2026-05-30
    days on market $79,700 Active 593 DOM
17. 2026-03-25
    status Active
18. 2026-03-18
    status Pending
19. 2025-11-24
    price $79,700
20. 2025-04-02
    price $84,700
21. 2025-01-20
    price $89,700
22. 2024-09-17
    listed $94,700 Active
23. 2023-08-08
    listed $125,000
24. 2021-09-23
    listed $165,000
25. 2017-07-18
    soldstatus $135,500
26. 2017-01-14
    listed $145,000
27. 2004-02-02
    soldstatus
28. 2004-02-02
    soldstatus

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $905 · $75/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,497
• − Mortgage interest: −$4,464
• − Property taxes: −$905
• − Insurance: −$398
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,319
• Taxable income: $4,931
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,740/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.16%
• Current HPI: 95.5318
• 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

-45.0% since first listed

12 events — show timeline

• 2026-03-25 Relisted — AcadianaMLS
• 2026-03-18 Pending — AcadianaMLS
• 2025-11-24 Price Changed $79,700 AcadianaMLS
• 2025-04-02 Price Changed $84,700 AcadianaMLS
• 2025-01-20 Price Changed $89,700 AcadianaMLS
• 2024-09-17 Listed $94,700 AcadianaMLS
• 2023-08-08 Listed $125,000 AcadianaMLS
• 2021-09-23 Listed $165,000 AcadianaMLS
• 2017-07-18 Sold (Public Records) $135,500 Public Records
• 2017-01-14 Listed $145,000 AcadianaMLS
• 2004-02-02 Sold (Public Records) — Public Records
• 2004-02-02 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $905 · -3.2% YoY. Source: county tax records.