821 Guidroz St · Franklin, LA 70538

$69,000

3 bd · 2.0 ba · 2,022 sqft · SingleFamily · 217 Days on market

0.50 ac lot $34/sqft · 43% below area Est $121k · 43% under ↓ 21% since listing

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Why this score? — see what drove the A- 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
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this incredible opportunity in the heart of Franklin! This spacious 3-bedroom, 2-bath home offers approximately 2,200 sq ft of living area on a large lot, providing plenty of room to expand, entertain, or create your dream outdoor space. The home features a generous floor plan with unique character and endless potential -- ready for someone with vision to bring it back to life.Perfect for investors, rehabbers, or buyers seeking a renovation project with great upside in an established neighborhood.

Key facts

• Unique character
• Large lot
• Generous floor plan

Tags

• LARGE LOT
• GENEROUS FLOOR PLAN
• UNIQUE CHARACTER
• ENDLESS POTENTIAL
• RENOVATION PROJECT
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 6.2% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $69k implies a 86% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 2.90% ✓
• Cap rate: 25.28%
• Cash-on-cash: 67.82%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $120,904
• List price: $69,000
• Delta: -42.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 Hebert St	0.48mi	3/2.0	2,002 (-1%)	23mo	$132,800	$66	56
900 Iberia St	0.45mi	3/2.5	2,320 (+15%)	14mo	$35,000	$15	40

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 3.56×
• Total profit: $49,383
• Equity at exit: $29,313

10-year hold

• IRR: 46.6%
• Equity multiple: 7.15×
• Total profit: $118,862
• Equity at exit: $43,885

Cash invested: $19,320 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 92
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $665

Break-even live

Break-even rent $1,158

Max offer price $69,000

Occupancy floor 62%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Morris St Franklin, LA	4.0	2.5	2920	$2,000	$0.68	21d	1	1.20mi
208 Morris St Franklin, LA	4.0	3.0	2920	$2,000	$0.68	43d	1	1.20mi

Listing history 24 events

1. 2026-06-18
   days on market $69,000 Active 217 DOM
2. 2026-06-17
   days on market $69,000 Active 216 DOM
3. 2026-06-16
   days on market $69,000 Active 215 DOM
4. 2026-06-15
   days on market $69,000 Active 214 DOM
5. 2026-06-13
   days on market $69,000 Active 212 DOM
6. 2026-06-12
   days on market $69,000 Active 211 DOM
7. 2026-06-09
   days on market $69,000 Active 208 DOM
8. 2026-06-08
   days on market $69,000 Active 207 DOM
9. 2026-06-07
   days on market $69,000 Active 206 DOM
10. 2026-06-07
    days on market $69,000 Active 205 DOM
11. 2026-06-04
    days on market $69,000 Active 202 DOM
12. 2026-06-02
    days on market $69,000 Active 201 DOM
13. 2026-06-01
    days on market $69,000 Active 200 DOM
14. 2026-05-31
    days on market $69,000 Active 199 DOM
15. 2026-05-31
    days on market $69,000 Active 198 DOM
16. 2026-04-09
    price $69,000 513-char remark

    Show marketing remark (513 chars)

    Don't miss this incredible opportunity in the heart of Franklin! This spacious 3-bedroom, 2-bath home offers approximately 2,200 sq ft of living area on a large lot, providing plenty of room to expand, entertain, or create your dream outdoor space. The home features a generous floor plan with unique character and endless potential -- ready for someone with vision to bring it back to life.Perfect for investors, rehabbers, or buyers seeking a renovation project with great upside in an established neighborhood.

17. 2026-01-16
    price $74,900 513-char remark

    Show marketing remark (513 chars)

    Don't miss this incredible opportunity in the heart of Franklin! This spacious 3-bedroom, 2-bath home offers approximately 2,200 sq ft of living area on a large lot, providing plenty of room to expand, entertain, or create your dream outdoor space. The home features a generous floor plan with unique character and endless potential -- ready for someone with vision to bring it back to life.Perfect for investors, rehabbers, or buyers seeking a renovation project with great upside in an established neighborhood.

18. 2025-11-13
    listed $79,000 Active 513-char remark

    Show marketing remark (513 chars)

    Don't miss this incredible opportunity in the heart of Franklin! This spacious 3-bedroom, 2-bath home offers approximately 2,200 sq ft of living area on a large lot, providing plenty of room to expand, entertain, or create your dream outdoor space. The home features a generous floor plan with unique character and endless potential -- ready for someone with vision to bring it back to life.Perfect for investors, rehabbers, or buyers seeking a renovation project with great upside in an established neighborhood.

19. 2024-06-25
    soldstatus $37,080 Sold 385-char remark

    Show marketing remark (385 chars)

    THIS IS AN OCCUPIED PROPERTY AND CANNOT BE VIEWED OR SHOWN. DO NOT DISTURB OCCUPANTS. The online sales event for this property begins 5/18/2024, 8:00amCST and ends on 5/21/24, 13:55, CST. All bids shall be submitted at www.xome.com/auctions (void where prohibited) All properties are subject to a 3% buyer premium and bidding is pursuant to the Xome Auction Participation Agreement.

20. 2024-06-04
    status Pending 385-char remark

    Show marketing remark (385 chars)

    THIS IS AN OCCUPIED PROPERTY AND CANNOT BE VIEWED OR SHOWN. DO NOT DISTURB OCCUPANTS. The online sales event for this property begins 5/18/2024, 8:00amCST and ends on 5/21/24, 13:55, CST. All bids shall be submitted at www.xome.com/auctions (void where prohibited) All properties are subject to a 3% buyer premium and bidding is pursuant to the Xome Auction Participation Agreement.

21. 2024-04-15
    listed $127,000 Active 385-char remark

    Show marketing remark (385 chars)

    THIS IS AN OCCUPIED PROPERTY AND CANNOT BE VIEWED OR SHOWN. DO NOT DISTURB OCCUPANTS. The online sales event for this property begins 5/18/2024, 8:00amCST and ends on 5/21/24, 13:55, CST. All bids shall be submitted at www.xome.com/auctions (void where prohibited) All properties are subject to a 3% buyer premium and bidding is pursuant to the Xome Auction Participation Agreement.

22. 2004-04-27
    soldstatus $82,000
23. 2004-04-20
    soldstatus $82,000
24. 2003-08-19
    listed $87,000

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 23 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: $24,000
• − Mortgage interest: −$3,865
• − Property taxes: −$1,169
• − Insurance: −$5,464
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$2,007
• Taxable income: $7,655
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $6,148/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

-20.7% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $69,000 AcadianaMLS
• 2026-01-16 Price Changed $74,900 AcadianaMLS
• 2025-11-13 Listed $79,000 AcadianaMLS
• 2024-06-25 Sold (MLS) $37,080 AcadianaMLS
• 2024-06-04 Pending — AcadianaMLS
• 2024-04-15 Listed $127,000 AcadianaMLS
• 2004-04-27 Sold (Public Records) $82,000 Public Records
• 2004-04-20 Sold (MLS) $82,000 AcadianaMLS
• 2003-08-19 Listed $87,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $1,169 · +0.0% YoY. Source: county tax records.