303 Elizabeth St · Welsh, LA 70591

$65,000

3 bd · 2.0 ba · 1,962 sqft · SingleFamily · 49 Days on market

Built 1962 0.25 ac lot ↓ 46% 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
• Appreciation +6.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This rustic charming 3 bed 2 bath home is situated in a great family friendly neighborhood with lush landscaping, beautiful mature trees, huge family room with a wood burning fireplace, spacious kitchen, and large bedrooms . Not in a flood zone. * Sold As Is * All Measurements are more or less

Key facts

• 0.25 acre lot
• Built 1962
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#189 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, employment D-.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (1.9% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.83% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.23%
• DSCR: 2.35
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $223,668
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Louviere	0.09mi	3/2.0	2,009 (+2%)	4mo	$299,000	$149	89
401 Pine St	0.32mi	3/2.0	2,000 (+2%)	22mo	$225,000	$113	64
406 West Hudspeth St	0.57mi	3/2.0	1,752 (-11%)	1mo	$199,900	$114	54
515 S Polk St S	0.44mi	3/2.0	1,768 (-10%)	10mo	$209,000	$118	54
602 W Hudspeth St W	0.51mi	3/2.0	1,700 (-13%)	6mo	$89,000	$52	49
102 S Littell St S	0.58mi	3/2.0	1,754 (-11%)	9mo	$247,500	$141	48
512 S Polk St S	0.48mi	2/1.0 (-1)	1,805 (-8%)	15mo	$110,000	$61	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.84×
• Total profit: $33,490
• Equity at exit: $25,418

10-year hold

• IRR: 35.5%
• Equity multiple: 5.56×
• Total profit: $83,008
• Equity at exit: $36,433

Cash invested: $18,200 (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 70591

• Home prices YoY: 1.1%
• Active inventory: 45
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $459

Break-even live

Break-even rent $607

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-26
   status Pending
2. 2026-03-21
   price $65,000
3. 2026-02-05
   listed $90,000 Active
4. 2018-04-04
   soldstatus 295-char remark

   Show marketing remark (295 chars)

   This rustic charming 3 bed 2 bath home is situated in a great family friendly neighborhood with lush landscaping, beautiful mature trees, huge family room with a wood burning fireplace, spacious kitchen, and large bedrooms . Not in a flood zone. * Sold As Is * All Measurements are more or less

5. 2017-07-17
   listed $119,900 295-char remark

   Show marketing remark (295 chars)

   This rustic charming 3 bed 2 bath home is situated in a great family friendly neighborhood with lush landscaping, beautiful mature trees, huge family room with a wood burning fireplace, spacious kitchen, and large bedrooms . Not in a flood zone. * Sold As Is * All Measurements are more or less

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $1,338 · $112/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,248
• − Mortgage interest: −$3,641
• − Property taxes: −$1,338
• − Insurance: −$325
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$1,891
• Taxable income: $4,773
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,357/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Welsh

• Score: 63/100
• State rank: #189
• US rank: #15036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welsh, LA
• Population (ZIP): 5,635

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 10%
• Common ancestry: Lithuanian 22% Italian 1%
• Languages at home: 93% English-only · French/Haitian/Cajun 6%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 174.2929
• 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

-45.8% since first listed

5 events — show timeline

• 2026-03-26 Pending — SWLAR
• 2026-03-21 Price Changed $65,000 SWLAR
• 2026-02-05 Listed $90,000 SWLAR
• 2018-04-04 Sold (MLS) — SWLAR
• 2017-07-17 Listed $119,900 SWLAR

Property tax history

+13.0%/yr

Latest (2025): $1,338 · +0.4% YoY. Source: county tax records.