1401 Olin Rd · Farmerville, LA 71241

$179,900

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 144 Days on market

Built 2010 $143/sqft · 25% below area Est $245k · 27% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank! Than look no further than 1401 Olin rd. Farmerville, La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large living room area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this place out!

Key facts

• Front porch
• Public boat ramp
• Large 117 acre lot

Tags

• BEST VIEWS OF LAKE DARBONNE
• WALKING DISTANCE OF THE WATER
• PUBLIC BOAT RAMP
• LARGE 117 ACRE LOT
• PRIVACY AND TUCKED AWAY
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 111 active listings in the ZIP; 2 units permitted in Union 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.
• Union County population projected at -14% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.15% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (median comp): $244,801
• List price: $179,900
• Delta: -26.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,440
• Equity at exit: $26,824

10-year hold

• IRR: 11.9%
• Equity multiple: 1.93×
• Total profit: $46,961
• Equity at exit: $15,554

Cash invested: $50,372 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $528

Break-even live

Break-even rent $1,391

Max offer price $179,900

Occupancy floor 69%

Sensitivity live

Price	-10% $630	-5% $579	+0% $528	+5% $477	+10% $426
Rent	-10% $366	-5% $447	+0% $528	+5% $610	+10% $691
Rate	-1.0pp $619	-0.5pp $574	base $528	+0.5pp $482	+1.0pp $434

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $179,900 Active 144 DOM
2. 2026-06-19
   days on market $179,900 Active 142 DOM
3. 2026-06-18
   days on market $179,900 Active 141 DOM
4. 2026-06-17
   price $179,900 Active 140 DOM
5. 2026-06-17
   days on market $185,000 Active 140 DOM
6. 2026-06-16
   days on market $185,000 Active 139 DOM
7. 2026-06-15
   days on market $185,000 Active 138 DOM
8. 2026-06-14
   days on market $185,000 Active 136 DOM
9. 2026-06-13
   days on market $185,000 Active 135 DOM
10. 2026-06-10
    days on market $185,000 Active 133 DOM
11. 2026-06-09
    days on market $185,000 Active 132 DOM
12. 2026-06-08
    days on market $185,000 Active 131 DOM
13. 2026-06-07
    days on market $185,000 Active 130 DOM
14. 2026-06-05
    days on market $185,000 Active 127 DOM
15. 2026-06-02
    days on market $185,000 Active 125 DOM
16. 2026-06-01
    days on market $185,000 Active 124 DOM
17. 2026-05-31
    days on market $185,000 Active 123 DOM
18. 2026-05-30
    days on market $185,000 Active 122 DOM
19. 2026-05-15
    status Pending 1229-char remark

    Show marketing remark (1229 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank! Than look no further than 1401 Olin rd. Farmerville, La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large living room area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this place out!

20. 2026-05-05
    price $179,900 1216-char remark

    Show marketing remark (1216 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank!Than look no further than 1401 Olin rd. Farmerville,La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large livingroom area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this placeout!

21. 2026-04-21
    listed $189,900 Active 1216-char remark

    Show marketing remark (1216 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank!Than look no further than 1401 Olin rd. Farmerville,La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large livingroom area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this placeout!

22. 2026-04-17
    price $189,900 1229-char remark

    Show marketing remark (1229 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank! Than look no further than 1401 Olin rd. Farmerville, La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large living room area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this place out!

23. 2026-03-23
    price $204,900 1229-char remark

    Show marketing remark (1229 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank! Than look no further than 1401 Olin rd. Farmerville, La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large living room area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this place out!

24. 2026-01-20
    listed $219,900 Active 1229-char remark

    Show marketing remark (1229 chars)

    Price Drop! If you would love to have your own getaway, vacation home or somewhere where you could live and not break the bank! Than look no further than 1401 Olin rd. Farmerville, La high upon a hill with some of the best views of Lake D’Arbonne! Literally within walking distance of the water and a public boat ramp! This place also could easily be turned into a three bedroom as well! Tucked away in some woods perched on top of a hill, Is this nice 2 bed 2 bath (half bath) home sitting on a large 1.17 acre lot! With privacy and tucked away with your own woods behind you and surrounding you, so it’s nice and private. Grab your coffee, step out onto your front porch. Sit in your rocking chair and you have one of the best views of Lake D’Arbonne! Inside is a nice floor plan, with a large living room area with vaulted ceilings and large windows overlooking the lake from your living room! Step on up to the kitchen, which is large and spacious with plenty of countertop and cabinet space. 2 nice sized bedrooms and primary bedroom downstairs. Upstairs is a spacious loft that serves as another sleeping area or could be the perfect game room! Set your appointment and come check this place out!

25. 2025-10-03
    price $199,900
26. 2025-06-20
    listed $215,000 Active
27. 2025-04-23
    price $240,000
28. 2025-03-19
    listed $250,000 Active
29. 2021-06-17
    soldstatus
30. 2021-04-22
    listed $155,000
31. 2019-08-27
    soldstatus $141,000
32. 2018-08-12
    listed $153,000
33. 2009-08-10
    soldstatus $73,000
34. 2006-07-31
    soldstatus $26,000

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$19/yr (+$2/mo · 1.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,723
• − Mortgage interest: −$10,077
• − Property taxes: −$971
• − Insurance: −$900
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$5,233
• Taxable income: $3,586
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $5,479/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmerville, LA
• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

+591.9% since first listed

16 events — show timeline

• 2026-05-15 Pending — NELABOR
• 2026-05-05 Price Changed $179,900 NTREIS
• 2026-04-21 Listed $189,900 NTREIS
• 2026-04-17 Price Changed $189,900 NELABOR
• 2026-03-23 Price Changed $204,900 NELABOR
• 2026-01-20 Listed $219,900 NELABOR
• 2025-10-03 Price Changed $199,900 NELABOR
• 2025-06-20 Listed $215,000 NELABOR
• 2025-04-23 Price Changed $240,000 NELABOR
• 2025-03-19 Listed $250,000 NELABOR
• 2021-06-17 Sold (MLS) — NELABOR
• 2021-04-22 Listed $155,000 NELABOR
• 2019-08-27 Sold (Public Records) $141,000 Public Records
• 2018-08-12 Listed $153,000 NELABOR
• 2009-08-10 Sold (Public Records) $73,000 Public Records
• 2006-07-31 Sold (Public Records) $26,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $971 · +6.6% YoY. Source: county tax records.