111 Paul St · Prospect, LA 71423

$89,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily · 8 Days on market

Built 1960 0.93 ac lot Est $102k · 13% under

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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 +28.5/30.0
• ARV discount +13.2/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home is a brick on slab, c/a/h, covered patio with storage shed and fences area. Home is close to Pineville in country setting. This home could make a great first-time home, rental or investment call now for your showing.

Key facts

• Brick on slab
• Country setting
• Covered patio

Tags

• BRICK ON SLAB
• COVERED PATIO
• STORAGE SHED
• FENCES AREA
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

Location & tenants

• Location reads 64/100 on livability (#176 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Grant Parish (rural): math 27% / reading 34% proficiency, ranked #43 of 98 in LA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 5 units permitted in Grant Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Grant County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $102,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Paul St	0.00mi	3/2.0	1,700 (0%)	1mo	$101,250	$60	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $66,973
• Equity at exit: $80,178

10-year hold

• IRR: 29.8%
• Equity multiple: 8.34×
• Total profit: $182,828
• Equity at exit: $172,907

Cash invested: $24,920 (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 71423

• Home prices YoY: 13.4%
• Active inventory: 26
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $290

Break-even live

Break-even rent $854

Max offer price $89,000

Occupancy floor 71%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-02-03
   status Pending
2. 2026-01-24
   listed $89,000 Active
3. 2025-07-25
   soldstatus $145,011
4. 2020-01-10
   soldstatus $149,712
5. 2019-10-10
   listed $149,712
6. 2017-10-13
   soldstatus $134,500
7. 2017-07-13
   listed $134,500
8. 2010-10-05
   soldstatus $65,000
9. 2004-07-08
   soldstatus

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/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: $14,647
• − Mortgage interest: −$4,985
• − Property taxes: −$2,050
• − Insurance: −$445
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,589
• Taxable income: $2,234
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $2,939/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: Grant Parish
• NCES district ID: 2200690
• Math proficiency: 27% ▼ -41.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $39,458
• Composite: 25.59/100
• National rank: #7420
• State rank: #43 of 98 in LA

Livability — Prospect

• Score: 64/100
• State rank: #176
• US rank: #14526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prospect, LA
• Population (ZIP): 5,058

Population outlook (Grant County) Hauer SSP2

• Today (2025): 22,478 people
• By 2030: 22,656 · +0.8%
• By 2040: 22,488 · +0.0%
• By 2050: 21,631 · -3.8%
• By 2075: 18,569 · -17.4%
• By 2100: 14,621 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Black 2%
• Common ancestry: Lithuanian 3% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+76.8) · D 11.0% · R 87.9% · Other 1.1%
• 2008→2024 swing: -13.4pp toward R · 2008: -63.5pp · 2024: -76.8pp
• All cycles: 2024: R+76.8 2020: R+74.1 2016: R+70.6 2012: R+65.3 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.30%
• Current HPI: 231.191
• 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

+36.9% since first listed

9 events — show timeline

• 2026-02-03 Pending — AcadianaMLS
• 2026-01-24 Listed $89,000 AcadianaMLS
• 2025-07-25 Sold (Public Records) $145,011 Public Records
• 2020-01-10 Sold (Public Records) $149,712 Public Records
• 2019-10-10 Listed $149,712 AcadianaMLS
• 2017-10-13 Sold (Public Records) $134,500 Public Records
• 2017-07-13 Listed $134,500 AcadianaMLS
• 2010-10-05 Sold (Public Records) $65,000 Public Records
• 2004-07-08 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,050 · -4.9% YoY. Source: county tax records.