1606 Airport Rd · Jennings, LA 70546

$169,000

4 bd · 2.0 ba · 2,415 sqft · SingleFamily · 63 Days on market

1.00 ac lot $70/sqft · 18% below area Est $207k · 18% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious home with large kitchen and living area. New colors and a fresh , clean atmosphere engage buyers as they walk through this lovely home. The house offers a flex space which is perfectly situated dirctly off the side entry. This room is has large windows, bamboo flooring, a privacy pocket door and offers any buyer a bonus space for extra den, playroom, craftroom, office or even storage, The side entry opens up to a huge space which could be a dropoff area/mudroom. Continuing up three steps brings the buyer into the combonation kitchen/dining room which has a snackbar, island and opens to the large living area. All appliances remain and counter space is at a premium. Lots of windows throughout bring lovely shaded views from all sections of this large, treed yard. A total of 4 bedrooms, a wonderful laundry closet and two big bathrooms complete this comfortable and contemporary home's interior. Walking through the house and out to the back deck, a buyer is surprised with a large concrete patio and spa/hot tub. This back patio is fully covered and looks into a beautiful grassy yard for a future pool or playground. As the buyer drives onto the lot the shared driveway splits off and a wonderful carport with an attached storage room allows covered parking for two cars. This one is priced well and is marketed as is... the amenities, location and opportunity truly give any potential buyer a huge advantage with its price and condition. Take a minute to make an appointment to view.

Key facts

• Large living area
• Large kitchen
• Lots of windows

Tags

• LARGE KITCHEN
• BAMBOO FLOORING
• PRIVACY POCKET DOOR
• LARGE LIVING AREA
• LOTS OF WINDOWS
• TREED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (12.5% below list).
• Recommended offer: $148k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 6.2% in Jennings — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• 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: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,819 (12.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $206,512
• List price: $169,000
• Delta: -18.16%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-16,451
• Equity at exit: $25,198

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-478
• Equity at exit: $14,612

Cash invested: $47,320 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $173

Break-even live

Break-even rent $1,259

Max offer price $169,000

Occupancy floor 83%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $169,000 Active 63 DOM
2. 2026-06-18
   days on market $169,000 Active 62 DOM
3. 2026-06-17
   days on market $169,000 Active 61 DOM
4. 2026-06-16
   days on market $169,000 Active 60 DOM
5. 2026-06-15
   days on market $169,000 Active 59 DOM
6. 2026-06-14
   days on market $169,000 Active 57 DOM
7. 2026-06-13
   days on market $169,000 Active 56 DOM
8. 2026-06-10
   days on market $169,000 Active 54 DOM
9. 2026-06-09
   days on market $169,000 Active 53 DOM
10. 2026-06-08
    days on market $169,000 Active 52 DOM
11. 2026-06-07
    statusdays on market $169,000 Active 51 DOM
12. 2026-06-02
    days on market $169,000 Contingent (No Show) 46 DOM
13. 2026-06-01
    days on market $169,000 Contingent (No Show) 45 DOM
14. 2026-05-31
    days on market $169,000 Contingent (No Show) 44 DOM
15. 2026-05-30
    days on market $169,000 Contingent (No Show) 43 DOM
16. 2026-04-17
    listed $169,000 Active 1502-char remark

    Show marketing remark (1502 chars)

    Precious home with large kitchen and living area. New colors and a fresh , clean atmosphere engage buyers as they walk through this lovely home. The house offers a flex space which is perfectly situated dirctly off the side entry. This room is has large windows, bamboo flooring, a privacy pocket door and offers any buyer a bonus space for extra den, playroom, craftroom, office or even storage, The side entry opens up to a huge space which could be a dropoff area/mudroom. Continuing up three steps brings the buyer into the combonation kitchen/dining room which has a snackbar, island and opens to the large living area. All appliances remain and counter space is at a premium. Lots of windows throughout bring lovely shaded views from all sections of this large, treed yard. A total of 4 bedrooms, a wonderful laundry closet and two big bathrooms complete this comfortable and contemporary home's interior. Walking through the house and out to the back deck, a buyer is surprised with a large concrete patio and spa/hot tub. This back patio is fully covered and looks into a beautiful grassy yard for a future pool or playground. As the buyer drives onto the lot the shared driveway splits off and a wonderful carport with an attached storage room allows covered parking for two cars. This one is priced well and is marketed as is... the amenities, location and opportunity truly give any potential buyer a huge advantage with its price and condition. Take a minute to make an appointment to view.

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$472/yr (+$39/mo · 103.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $17,738
• − Mortgage interest: −$9,467
• − Property taxes: −$457
• − Insurance: −$845
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,916
• Taxable loss: −$785
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $2,264/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 — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

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: ▼ -68.56%
• Current HPI: 147.6391
• 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

1 event — show timeline

• 2026-04-17 Listed $169,000 AcadianaMLS

Property tax history

-6.8%/yr

Latest (2025): $457 · +0.3% YoY. Source: county tax records.