583 Main St · Grambling, LA 71245

$84,500

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 47 Days on market

Built 1942 0.50 ac lot $46/sqft · 59% below area

---

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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this well-maintained 3-bedroom, 2-bath home conveniently located near Grambling State University. This property offers excellent investment potential with a current rental rate of $675 per month, providing immediate income for its next owner. The home features a functional layout with comfortable living spaces and practical amenities suited for long-term or short-term occupancy. Its close proximity to campus, major roadways, and local conveniences adds to its overall appeal for future tenants. Whether you're expanding your investment portfolio or seeking your first rental property, or your personal home -this residence offers a solid opportunity in a consistently in-demand area. Information provided for this listing is deemed reliable but not guaranteed.

Key facts

• Practical amenities
• Major roadways
• Investment potential

Tags

• INVESTMENT POTENTIAL
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES
• PRACTICAL AMENITIES
• CLOSE PROXIMITY TO CAMPUS
• MAJOR ROADWAYS

🏷️ Possibly a rental listed for sale. The $84,500 price doesn't fit this home's estimated sale value (~$204,623) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#159 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($584 loan paydown + $2k appreciation (2.8% local appreciation)).
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $54k; list at $84k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.25% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.93%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $204,623
• List price: $84,500
• Delta: -58.70%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Webster Ave	0.19mi	4/2.0 (+1)	2,044 (+12%)	3mo	$198,900	$97	63

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

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.08×
• Total profit: $25,561
• Equity at exit: $37,079

10-year hold

• IRR: 20.6%
• Equity multiple: 3.93×
• Total profit: $69,354
• Equity at exit: $56,440

Cash invested: $23,660 (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 71245

• Home prices YoY: 2.6%
• Active inventory: 33
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$98 /mo · $1,181/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $255

Break-even live

Break-even rent $730

Max offer price $84,500

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $84,500 Active 47 DOM
2. 2026-06-18
   days on market $84,500 Active 46 DOM
3. 2026-06-17
   days on market $84,500 Active 45 DOM
4. 2026-06-16
   days on market $84,500 Active 44 DOM
5. 2026-06-15
   days on market $84,500 Active 43 DOM
6. 2026-06-14
   days on market $84,500 Active 41 DOM
7. 2026-06-12
   days on market $84,500 Active 40 DOM
8. 2026-06-09
   days on market $84,500 Active 37 DOM
9. 2026-06-08
   days on market $84,500 Active 36 DOM
10. 2026-06-07
    days on market $84,500 Active 35 DOM
11. 2026-06-05
    days on market $84,500 Active 32 DOM
12. 2026-06-03
    days on market $84,500 Active 31 DOM
13. 2026-06-02
    days on market $84,500 Active 30 DOM
14. 2026-06-01
    days on market $84,500 Active 29 DOM
15. 2026-05-31
    days on market $84,500 Active 28 DOM
16. 2026-05-30
    days on market $84,500 Active 27 DOM
17. 2026-05-14
    status Active 773-char remark

    Show marketing remark (773 chars)

    Discover this well-maintained 3-bedroom, 2-bath home conveniently located near Grambling State University. This property offers excellent investment potential with a current rental rate of $675 per month, providing immediate income for its next owner. The home features a functional layout with comfortable living spaces and practical amenities suited for long-term or short-term occupancy. Its close proximity to campus, major roadways, and local conveniences adds to its overall appeal for future tenants. Whether you're expanding your investment portfolio or seeking your first rental property, or your personal home -this residence offers a solid opportunity in a consistently in-demand area. Information provided for this listing is deemed reliable but not guaranteed.

18. 2026-04-30
    status Pending 773-char remark

    Show marketing remark (773 chars)

    Discover this well-maintained 3-bedroom, 2-bath home conveniently located near Grambling State University. This property offers excellent investment potential with a current rental rate of $675 per month, providing immediate income for its next owner. The home features a functional layout with comfortable living spaces and practical amenities suited for long-term or short-term occupancy. Its close proximity to campus, major roadways, and local conveniences adds to its overall appeal for future tenants. Whether you're expanding your investment portfolio or seeking your first rental property, or your personal home -this residence offers a solid opportunity in a consistently in-demand area. Information provided for this listing is deemed reliable but not guaranteed.

19. 2026-04-17
    listed $84,500 Active 773-char remark

    Show marketing remark (773 chars)

    Discover this well-maintained 3-bedroom, 2-bath home conveniently located near Grambling State University. This property offers excellent investment potential with a current rental rate of $675 per month, providing immediate income for its next owner. The home features a functional layout with comfortable living spaces and practical amenities suited for long-term or short-term occupancy. Its close proximity to campus, major roadways, and local conveniences adds to its overall appeal for future tenants. Whether you're expanding your investment portfolio or seeking your first rental property, or your personal home -this residence offers a solid opportunity in a consistently in-demand area. Information provided for this listing is deemed reliable but not guaranteed.

20. 2025-11-06
    price $99,000
21. 2025-11-06
    price $99,000
22. 2025-06-28
    price $119,000
23. 2025-06-28
    price $119,000
24. 2025-05-07
    price $131,000
25. 2025-05-07
    price $131,000
26. 2025-04-01
    listed $136,000 Active
27. 2025-03-06
    price $136,000
28. 2024-12-27
    listed $142,500 Active
29. 2005-02-07
    soldstatus $54,500

ⓘ 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: $1,181 · $98/mo
• Projected year-2 tax: $1,181 · $98/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $12,633
• − Mortgage interest: −$4,733
• − Property taxes: −$1,181
• − Insurance: −$422
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,458
• Taxable income: $1,816
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $2,622/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Grambling

• Score: 64/100
• State rank: #159
• US rank: #13644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grambling, LA
• City population: 4,176
• Population (ZIP): 4,176

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 9% Two or more races 5%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 110.5684
• 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

+55.0% since first listed

13 events — show timeline

• 2026-05-14 Relisted — NELABOR
• 2026-04-30 Pending — NELABOR
• 2026-04-17 Listed $84,500 NELABOR
• 2025-11-06 Price Changed $99,000 NELABOR
• 2025-11-06 Price Changed $99,000 NELABOR
• 2025-06-28 Price Changed $119,000 NELABOR
• 2025-06-28 Price Changed $119,000 NELABOR
• 2025-05-07 Price Changed $131,000 NELABOR
• 2025-05-07 Price Changed $131,000 NELABOR
• 2025-04-01 Listed $136,000 NELABOR
• 2025-03-06 Price Changed $136,000 NELABOR
• 2024-12-27 Listed $142,500 NELABOR
• 2005-02-07 Sold (Public Records) $54,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,181 · +0.0% YoY. Source: county tax records.