1222 Mississippi Ave · Tallulah, LA 71282

$56,105

3 bd · 2.0 ba · 2,025 sqft · SingleFamily · 347 Days on market

$28/sqft · 59% below area ↓ 23% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

Key facts

• 2 garage spots
• Listed 346 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — 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: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($388 loan paydown + $1k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $72k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $49,372 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.36% ✓
• Cap rate: 38.96%
• Cash-on-cash: 116.68%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

• ARV (median comp): $136,106
• List price: $56,105
• Delta: -58.78%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 S Lincoln St	0.52mi	3/2.0	1,847 (-9%)	14mo	$130,000	$70	50

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

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.43×
• Total profit: $100,979
• Equity at exit: $21,918

10-year hold

• IRR: —
• Equity multiple: 15.47×
• Total profit: $227,252
• Equity at exit: $31,402

Cash invested: $15,709 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,527

Break-even live

Break-even rent $510

Max offer price $56,105

Occupancy floor 32%

Sensitivity live

Price	-10% $1,559	-5% $1,543	+0% $1,527	+5% $1,512	+10% $1,496
Rent	-10% $1,334	-5% $1,431	+0% $1,527	+5% $1,624	+10% $1,721
Rate	-1.0pp $1,556	-0.5pp $1,542	base $1,527	+0.5pp $1,513	+1.0pp $1,498

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: $14,026
• Closing costs: $1,683
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $56,105 Active 347 DOM
2. 2026-06-18
   days on market $56,105 Active 346 DOM
3. 2026-06-17
   days on market $56,105 Active 345 DOM
4. 2026-06-16
   days on market $56,105 Active 344 DOM
5. 2026-06-15
   days on market $56,105 Active 343 DOM
6. 2026-06-14
   days on market $56,105 Active 341 DOM
7. 2026-06-12
   days on market $56,105 Active 340 DOM
8. 2026-06-09
   days on market $56,105 Active 337 DOM
9. 2026-06-08
   days on market $56,105 Active 336 DOM
10. 2026-06-07
    pricedays on market $56,105 Active 335 DOM
11. 2026-06-03
    days on market $60,893 Active 331 DOM
12. 2026-06-02
    days on market $60,893 Active 330 DOM
13. 2026-06-01
    days on market $60,893 Active 329 DOM
14. 2026-05-31
    days on market $60,893 Active 328 DOM
15. 2026-05-30
    days on market $60,893 Active 327 DOM
16. 2026-04-24
    price $60,893 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

17. 2026-03-30
    price $66,188 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

18. 2026-02-25
    price $71,944 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

19. 2026-01-29
    price $78,200 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

20. 2025-11-20
    price $85,000 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

21. 2025-10-21
    price $95,000 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

22. 2025-09-24
    price $105,000 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

23. 2025-08-23
    price $116,000 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

24. 2025-07-07
    listed $128,400 Active 95-char remark

    Show marketing remark (95 chars)

    Wonderful 3 bedroom, 2 bath home with loft bedroom with balcony. Located within minutes of I20.

25. 2007-04-09
    soldstatus $80,000
26. 2006-12-04
    soldstatus 354-char remark

    Show marketing remark (354 chars)

    Really nice home in great neighborhood. 3 Bedroom 1 and 1/2 bath, living room, dining room, kitchen den and lots of extras - Has a large workshop for your personal tools and even large enough for a boat. Also another shop and a 5 ft. cyclone fence and a privacy fence. The loft bedroom also has a balcony-plenty of porches & patio for everyone.

27. 2006-10-10
    listed $79,000 354-char remark

    Show marketing remark (354 chars)

    Really nice home in great neighborhood. 3 Bedroom 1 and 1/2 bath, living room, dining room, kitchen den and lots of extras - Has a large workshop for your personal tools and even large enough for a boat. Also another shop and a 5 ft. cyclone fence and a privacy fence. The loft bedroom also has a balcony-plenty of porches & patio for everyone.

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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: $29,324
• − Mortgage interest: −$3,143
• − Property taxes: −$1,025
• − Insurance: −$281
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$1,632
• Taxable income: $18,551
• Est. tax owed @ 24.0%: −$4,452
• After-tax cash flow: $13,877/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallulah, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

-22.9% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $60,893 NELABOR
• 2026-03-30 Price Changed $66,188 NELABOR
• 2026-02-25 Price Changed $71,944 NELABOR
• 2026-01-29 Price Changed $78,200 NELABOR
• 2025-11-20 Price Changed $85,000 NELABOR
• 2025-10-21 Price Changed $95,000 NELABOR
• 2025-09-24 Price Changed $105,000 NELABOR
• 2025-08-23 Price Changed $116,000 NELABOR
• 2025-07-07 Listed $128,400 NELABOR
• 2007-04-09 Sold (Public Records) $80,000 Public Records
• 2006-12-04 Sold (MLS) — VWCBR
• 2006-10-10 Listed $79,000 VWCBR

Property tax history

+1.0%/yr

Latest (2025): $1,025 · +0.0% YoY. Source: county tax records.