114 West St · Franklinton, LA 70438

$129,900

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 18 Days on market

Built 1985 1.00 ac lot Est $231k · 44% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a spacious 1-acre homesite, this charming 3-bedroom, 2-bath home offers a peaceful retreat at the end of a quiet dead-end road. Surrounded by a serene and tranquil setting, the property provides the perfect opportunity to enjoy country living while remaining just minutes from the conveniences of Franklinton. Relax with your morning coffee on the inviting front porch or unwind in the screened-in back porch while taking in the beauty of the surrounding landscape. With its desirable location, generous lot size, and welcoming outdoor spaces, this property offers endless potential to create your ideal place to call home.

Key facts

• 1 acre homesite
• Inviting front porch
• Quiet dead-end road

Tags

• 1 ACRE HOMESITE
• QUIET DEAD-END ROAD
• SCREENED-IN BACK PORCH
• INVITING FRONT PORCH
• GENEROUS LOT SIZE
• WELCOMING OUTDOOR SPACES

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Septic tank
• Home design: Single-story brick home; Shingle roof; Slab foundation
• Construction: Brick construction; Built with shingle roof; Slab foundation
• Exterior features: Outside city limits

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.5% in Franklinton — 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 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Franklinton Primary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 664 students, 56% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 57% FRL vs 77% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 245 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 $898 of loan paydown is wiped out by about $4k 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 18 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $230,950
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43150 Lantana Dr	0.45mi	3/2.0	1,430 (-8%)	10mo	$195,000	$136	58
107 Lavinghouse Rd	0.54mi	3/2.0	1,372 (-12%)	23mo	$205,000	$149	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,367
• Equity at exit: $19,369

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $22,175
• Equity at exit: $11,231

Cash invested: $36,372 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 245
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,590 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$54
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $292

Break-even live

Break-even rent $1,220

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $366	-5% $329	+0% $292	+5% $256	+10% $219
Rent	-10% $167	-5% $230	+0% $292	+5% $355	+10% $418
Rate	-1.0pp $358	-0.5pp $325	base $292	+0.5pp $259	+1.0pp $224

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $129,900 Active 18 DOM
2. 2026-06-18
   days on market $129,900 Active 15 DOM
3. 2026-06-17
   days on market $129,900 Active 14 DOM
4. 2026-06-16
   days on market $129,900 Active 13 DOM
5. 2026-06-15
   days on market $129,900 Active 12 DOM
6. 2026-06-13
   days on market $129,900 Active 10 DOM
7. 2026-06-10
   days on market $129,900 Active 7 DOM
8. 2026-06-09
   days on market $129,900 Active 6 DOM
9. 2026-06-08
   days on market $129,900 Active 5 DOM
10. 2026-06-07
    days on market $129,900 Active 4 DOM
11. 2026-06-03
    remarks 634-char remark

    Show marketing remark (634 chars)

    Nestled on a spacious 1-acre homesite, this charming 3-bedroom, 2-bath home offers a peaceful retreat at the end of a quiet dead-end road. Surrounded by a serene and tranquil setting, the property provides the perfect opportunity to enjoy country living while remaining just minutes from the conveniences of Franklinton. Relax with your morning coffee on the inviting front porch or unwind in the screened-in back porch while taking in the beauty of the surrounding landscape. With its desirable location, generous lot size, and welcoming outdoor spaces, this property offers endless potential to create your ideal place to call home.

12. 2026-06-03
    listed $129,900 Active 1 DOM

    Show marketing remark (634 chars)

    Nestled on a spacious 1-acre homesite, this charming 3-bedroom, 2-bath home offers a peaceful retreat at the end of a quiet dead-end road. Surrounded by a serene and tranquil setting, the property provides the perfect opportunity to enjoy country living while remaining just minutes from the conveniences of Franklinton. Relax with your morning coffee on the inviting front porch or unwind in the screened-in back porch while taking in the beauty of the surrounding landscape. With its desirable location, generous lot size, and welcoming outdoor spaces, this property offers endless potential to create your ideal place to call home.

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,079
• − Mortgage interest: −$7,276
• − Property taxes: −$1,238
• − Insurance: −$2,152
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$3,779
• Taxable income: $1,581
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,128/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,935

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▼ -31.73%
• Current HPI: 191.4762
• 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

+116.9% since first listed

17 events — show timeline

• 2026-06-03 Listed $129,900 GSREIN
• 2026-06-03 Listed $129,900 AcadianaMLS
• 2020-01-13 Sold (Public Records) $143,500 Public Records
• 2020-01-07 Sold (MLS) $143,500 GSREIN
• 2019-11-27 Pending — GSREIN
• 2019-11-14 Price Changed $149,900 GSREIN
• 2019-10-21 Price Changed $155,000 GSREIN
• 2019-10-01 Price Changed $159,900 GSREIN
• 2019-09-05 Listed $162,900 GSREIN
• 2019-09-05 Listed $149,900 AcadianaMLS
• 2019-02-22 Sold (MLS) $55,000 GSREIN
• 2019-02-02 Pending — GSREIN
• 2019-02-01 Price Changed $54,900 GSREIN
• 2019-01-24 Relisted — GSREIN
• 2019-01-17 Pending — GSREIN
• 2018-12-22 Listed $54,900 AcadianaMLS
• 2018-12-22 Listed $59,900 GSREIN

Property tax history

+2.9%/yr

Latest (2025): $1,238 · +1.3% YoY. Source: county tax records.