1906 Avenue F Ave · Bogalusa, LA 70427

$47,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 28 Days on market

Built 1980 8,276 sqft lot Est $79k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming investment opportunity with income-producing potential! This duplex features a 2 bedroom, 1 bath unit in the front and a 1 bedroom, 1 bath unit in the rear. Situated on a spacious lot with a metal roof and ample yard space, this property offers great potential for rental income or a renovation project. Property does need some TLC, making it a great opportunity for investors or buyers looking to add value. Convenient layout with separate living spaces and plenty of room to customize. Motivated seller-- bring your vision and make this property shine!

Key facts

• Metal roof
• Spacious lot
• Ample yard space

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING POTENTIAL
• SPACIOUS LOT
• METAL ROOF
• AMPLE YARD SPACE
• SEPARATE LIVING SPACES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Metal roof; Estimated year built
• Construction: Raised foundation; Metal roof
• Exterior features: City lot; Rectangular lot

Interior

• Bedrooms: 2 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.7% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,295 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.95% ✓
• Cap rate: 26.75%
• Cash-on-cash: 73.04%
• DSCR: 4.25
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $79,300
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 W 18th St	0.14mi	3/1.5 (+1)	1,354 (+4%)	14mo	$83,000	$61	68
2229 Avenue F	0.62mi	3/1.0 (+1)	1,342 (+3%)	1mo	$79,900	$60	60
420 S Pecan St	0.20mi	3/2.0 (+1)	1,397 (+8%)	12mo	$85,000	$61	59
1707 E Ave	0.25mi	3/1.0 (+1)	1,224 (-6%)	18mo	$100,000	$82	58
1430 Avenue J Ave	0.59mi	2/2.0	1,360 (+5%)	3mo	$135,000	$99	58

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $16,500
• Equity at exit: $7,008

10-year hold

• IRR: 37.3%
• Equity multiple: 4.51×
• Total profit: $46,153
• Equity at exit: $4,064

Cash invested: $13,160 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $375

Break-even live

Break-even rent $911

Max offer price $47,000

Occupancy floor 68%

Sensitivity live

Price	-10% $401	-5% $388	+0% $375	+5% $361	+10% $348
Rent	-10% $265	-5% $320	+0% $375	+5% $429	+10% $484
Rate	-1.0pp $398	-0.5pp $386	base $375	+0.5pp $362	+1.0pp $350

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $47,000 Active 28 DOM
2. 2026-06-18
   days on market $47,000 Active 26 DOM
3. 2026-06-17
   days on market $47,000 Active 25 DOM
4. 2026-06-16
   days on market $47,000 Active 24 DOM
5. 2026-06-15
   days on market $47,000 Active 23 DOM
6. 2026-06-13
   days on market $47,000 Active 21 DOM
7. 2026-06-12
   days on market $47,000 Active 20 DOM
8. 2026-06-09
   days on market $47,000 Active 17 DOM
9. 2026-06-08
   days on market $47,000 Active 16 DOM
10. 2026-06-07
    days on market $47,000 Active 15 DOM
11. 2026-06-05
    days on market $47,000 Active 13 DOM
12. 2026-06-04
    days on market $47,000 Active 11 DOM
13. 2026-06-02
    days on market $47,000 Active 10 DOM
14. 2026-06-01
    days on market $47,000 Active 9 DOM
15. 2026-05-31
    days on market $47,000 Active 8 DOM
16. 2026-05-31
    days on market $47,000 Active 7 DOM
17. 2026-05-23
    listed $47,000 Active

    Show marketing remark (563 chars)

    Charming investment opportunity with income-producing potential! This duplex features a 2 bedroom, 1 bath unit in the front and a 1 bedroom, 1 bath unit in the rear. Situated on a spacious lot with a metal roof and ample yard space, this property offers great potential for rental income or a renovation project. Property does need some TLC, making it a great opportunity for investors or buyers looking to add value. Convenient layout with separate living spaces and plenty of room to customize. Motivated seller-- bring your vision and make this property shine!

18. 2026-05-23
    listed $47,000 Active 563-char remark

    Show marketing remark (563 chars)

    Charming investment opportunity with income-producing potential! This duplex features a 2 bedroom, 1 bath unit in the front and a 1 bedroom, 1 bath unit in the rear. Situated on a spacious lot with a metal roof and ample yard space, this property offers great potential for rental income or a renovation project. Property does need some TLC, making it a great opportunity for investors or buyers looking to add value. Convenient layout with separate living spaces and plenty of room to customize. Motivated seller-- bring your vision and make this property shine!

19. 2012-04-19
    listed $22,900

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $326 · $27/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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,622
• − Mortgage interest: −$2,633
• − Property taxes: −$326
• − Insurance: −$5,354
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,367
• Taxable income: $4,283
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $3,466/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+105.2% since first listed

3 events — show timeline

• 2026-05-23 Listed $47,000 AcadianaMLS
• 2026-05-23 Listed $47,000 GSREIN
• 2012-04-19 Listed $22,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $326 · +0.3% YoY. Source: county tax records.