20078 Edward Dr · Bogalusa, LA 70427

$180,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily · 153 Days on market

Built 1975 0.92 ac lot $117/sqft · 23% below area Est $234k · 23% under ↓ 10% since listing

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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 +5.9/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! This single-family home offers three bedrooms, two full bathrooms, and extra-large room sizes throughout, providing plenty of space for comfortable living and entertaining. Sitting on almost one acre of land in an established neighborhood, this property offers privacy, space, and long-term value.Washer and dryer to remain with the home. The home features a newer architectural shingle roof, adding durability and peace of mind for the next owner. While the property does need a few updates, it presents an excellent opportunity to personalize and make it your own. A detached approximately 25x25 building with Aprox15-foot ceilings provides flexible space for a workshop, storage, home business setup, or hobby area. utility connections present. The property currently has city water service and also features an existing private well system that can be easily converted back for use if desired, offering added flexibility and potential utility savings. This property is waiting for its new family to bring their vision to life. Sellers are offering up to 3.5% in closing cost assistance plus appliance & flooring concession with a full-price offer, making this a great opportunity for buyers. Schedule your private showing today!WOR

Key facts

• City water service
• Private well system
• 15-foot ceilings

Tags

• EXTRA-LARGE ROOM SIZES
• DETACHED BUILDING
• 15-FOOT CEILINGS
• CITY WATER SERVICE
• PRIVATE WELL SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $163k (9.5% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.0% in Bogalusa — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — 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: 87 active listings in the ZIP; 10 units permitted in Washington 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.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1975 — 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 D-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. 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?
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: 0.90% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $233,682
• List price: $180,000
• Delta: -22.97%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 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: $-17,528
• Equity at exit: $26,839

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-448
• Equity at exit: $15,563

Cash invested: $50,400 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $184

Break-even live

Break-even rent $1,396

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $286	-5% $235	+0% $184	+5% $133	+10% $82
Rent	-10% $55	-5% $119	+0% $184	+5% $248	+10% $312
Rate	-1.0pp $274	-0.5pp $230	base $184	+0.5pp $137	+1.0pp $90

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $180,000 Active 153 DOM
2. 2026-06-17
   days on market $180,000 Active 152 DOM
3. 2026-06-16
   days on market $180,000 Active 151 DOM
4. 2026-06-15
   days on market $180,000 Active 150 DOM
5. 2026-06-13
   days on market $180,000 Active 148 DOM
6. 2026-06-10
   days on market $180,000 Active 145 DOM
7. 2026-06-09
   days on market $180,000 Active 144 DOM
8. 2026-06-08
   days on market $180,000 Active 143 DOM
9. 2026-06-07
   days on market $180,000 Active 142 DOM
10. 2026-06-03
    days on market $180,000 Active 138 DOM
11. 2026-06-02
    days on market $180,000 Active 137 DOM
12. 2026-06-01
    days on market $180,000 Active 136 DOM
13. 2026-05-31
    days on market $180,000 Active 135 DOM
14. 2026-02-15
    price $180,000 1258-char remark

    Show marketing remark (1261 chars)

    PRICE IMPROVEMENT! This single-family home offers three bedrooms, two full bathrooms, and extra-large room sizes throughout, providing plenty of space for comfortable living and entertaining. Sitting on almost one acre of land in an established neighborhood, this property offers privacy, space, and long-term value. Washer and dryer to remain with the home. The home features a newer architectural shingle roof, adding durability and peace of mind for the next owner. While the property does need a few updates, it presents an excellent opportunity to personalize and make it your own. A detached approximately 25x25 building with Aprox15-foot ceilings provides flexible space for a workshop, storage, home business setup, or hobby area. utility connections present. The property currently has city water service and also features an existing private well system that can be easily converted back for use if desired, offering added flexibility and potential utility savings. This property is waiting for its new family to bring their vision to life. Sellers are offering up to 3.5% in closing cost assistance plus appliance & flooring concession with a full-price offer, making this a great opportunity for buyers. Schedule your private showing today!WOR

15. 2026-02-15
    price $180,000 1261-char remark

    Show marketing remark (1261 chars)

    PRICE IMPROVEMENT! This single-family home offers three bedrooms, two full bathrooms, and extra-large room sizes throughout, providing plenty of space for comfortable living and entertaining. Sitting on almost one acre of land in an established neighborhood, this property offers privacy, space, and long-term value. Washer and dryer to remain with the home. The home features a newer architectural shingle roof, adding durability and peace of mind for the next owner. While the property does need a few updates, it presents an excellent opportunity to personalize and make it your own. A detached approximately 25x25 building with Aprox15-foot ceilings provides flexible space for a workshop, storage, home business setup, or hobby area. utility connections present. The property currently has city water service and also features an existing private well system that can be easily converted back for use if desired, offering added flexibility and potential utility savings. This property is waiting for its new family to bring their vision to life. Sellers are offering up to 3.5% in closing cost assistance plus appliance & flooring concession with a full-price offer, making this a great opportunity for buyers. Schedule your private showing today!WOR

16. 2026-01-16
    listed $200,000 Active 1258-char remark

    Show marketing remark (1261 chars)

    PRICE IMPROVEMENT! This single-family home offers three bedrooms, two full bathrooms, and extra-large room sizes throughout, providing plenty of space for comfortable living and entertaining. Sitting on almost one acre of land in an established neighborhood, this property offers privacy, space, and long-term value. Washer and dryer to remain with the home. The home features a newer architectural shingle roof, adding durability and peace of mind for the next owner. While the property does need a few updates, it presents an excellent opportunity to personalize and make it your own. A detached approximately 25x25 building with Aprox15-foot ceilings provides flexible space for a workshop, storage, home business setup, or hobby area. utility connections present. The property currently has city water service and also features an existing private well system that can be easily converted back for use if desired, offering added flexibility and potential utility savings. This property is waiting for its new family to bring their vision to life. Sellers are offering up to 3.5% in closing cost assistance plus appliance & flooring concession with a full-price offer, making this a great opportunity for buyers. Schedule your private showing today!WOR

17. 2026-01-16
    listed $200,000 Active 1261-char remark

    Show marketing remark (1261 chars)

    PRICE IMPROVEMENT! This single-family home offers three bedrooms, two full bathrooms, and extra-large room sizes throughout, providing plenty of space for comfortable living and entertaining. Sitting on almost one acre of land in an established neighborhood, this property offers privacy, space, and long-term value. Washer and dryer to remain with the home. The home features a newer architectural shingle roof, adding durability and peace of mind for the next owner. While the property does need a few updates, it presents an excellent opportunity to personalize and make it your own. A detached approximately 25x25 building with Aprox15-foot ceilings provides flexible space for a workshop, storage, home business setup, or hobby area. utility connections present. The property currently has city water service and also features an existing private well system that can be easily converted back for use if desired, offering added flexibility and potential utility savings. This property is waiting for its new family to bring their vision to life. Sellers are offering up to 3.5% in closing cost assistance plus appliance & flooring concession with a full-price offer, making this a great opportunity for buyers. Schedule your private showing today!WOR

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 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: $19,544
• − Mortgage interest: −$10,083
• − Property taxes: −$1,008
• − Insurance: −$900
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,236
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$194
• After-tax cash flow: $2,399/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

-10.0% since first listed

4 events — show timeline

• 2026-02-15 Price Changed $180,000 AcadianaMLS
• 2026-02-15 Price Changed $180,000 GSREIN
• 2026-01-16 Listed $200,000 GSREIN
• 2026-01-16 Listed $200,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $1,008 · +0.3% YoY. Source: county tax records.