979 E Bear Lake Rd · Tallulah, LA 71282

$50,000

2 bd · 1.0 ba · 1,200 sqft · Manufactured · 175 Days on market

Built 1800 0.50 ac lot ↓ 17% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Looking for an affordable hunting or fishing camp? In the market for a weekend getaway or lake house? Check out this home on Bear Lake in Tallulah, LA. This home sits on Bear Lake where you can fish in your own back yard, or have easy access to your favorite deer or duck hunting property.

Key facts

• 0.5 acre lot
• Parking
• Built 1800

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — 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: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $965 appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1800 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.80% ✓
• Cap rate: 44.69%
• Cash-on-cash: 137.14%
• DSCR: 7.10
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.51×
• Total profit: $105,161
• Equity at exit: $19,533

10-year hold

• IRR: —
• Equity multiple: 17.80×
• Total profit: $235,170
• Equity at exit: $27,985

Cash invested: $14,000 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,401 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,600

Break-even live

Break-even rent $376

Max offer price $50,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,628	-5% $1,614	+0% $1,600	+5% $1,586	+10% $1,572
Rent	-10% $1,410	-5% $1,505	+0% $1,600	+5% $1,695	+10% $1,790
Rate	-1.0pp $1,625	-0.5pp $1,613	base $1,600	+0.5pp $1,587	+1.0pp $1,574

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $50,000 Active 175 DOM
2. 2026-06-19
   days on market $50,000 Active 173 DOM
3. 2026-06-18
   days on market $50,000 Active 172 DOM
4. 2026-06-17
   days on market $50,000 Active 171 DOM
5. 2026-06-16
   days on market $50,000 Active 170 DOM
6. 2026-06-15
   days on market $50,000 Active 169 DOM
7. 2026-06-14
   days on market $50,000 Active 167 DOM
8. 2026-06-12
   days on market $50,000 Active 166 DOM
9. 2026-06-09
   days on market $50,000 Active 163 DOM
10. 2026-06-08
    days on market $50,000 Active 162 DOM
11. 2026-06-07
    days on market $50,000 Active 161 DOM
12. 2026-06-03
    days on market $50,000 Active 157 DOM
13. 2026-06-02
    days on market $50,000 Active 156 DOM
14. 2026-06-01
    days on market $50,000 Active 155 DOM
15. 2026-05-31
    days on market $50,000 Active 154 DOM
16. 2026-05-30
    days on market $50,000 Active 153 DOM
17. 2026-04-14
    price $50,000 291-char remark

    Show marketing remark (291 chars)

    Looking for an affordable hunting or fishing camp? In the market for a weekend getaway or lake house? Check out this home on Bear Lake in Tallulah, LA. This home sits on Bear Lake where you can fish in your own back yard, or have easy access to your favorite deer or duck hunting property.

18. 2025-12-28
    listed $60,000 Active 291-char remark

    Show marketing remark (291 chars)

    Looking for an affordable hunting or fishing camp? In the market for a weekend getaway or lake house? Check out this home on Bear Lake in Tallulah, LA. This home sits on Bear Lake where you can fish in your own back yard, or have easy access to your favorite deer or duck hunting property.

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $275 · $23/mo
• Expected delta: +$107/yr (+$9/mo · 63.5%)

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

Taxation est. · year 1

• Rental income: $28,816
• − Mortgage interest: −$2,801
• − Property taxes: −$168
• − Insurance: −$250
• − Repairs & maintenance: −$2,305
• − Management: −$2,305
• − Depreciation: −$1,455
• Taxable income: $19,532
• Est. tax owed @ 24.0%: −$4,688
• After-tax cash flow: $14,512/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

-16.7% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $50,000 MLSU
• 2025-12-28 Listed $60,000 MLSU

Property tax history

-1.3%/yr

Latest (2025): $168 · +0.0% YoY. Source: county tax records.