800 E 5th St · Bogalusa, LA 70427

$175,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily · 280 Days on market

Built 1985 7,566 sqft lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.4/10.0
• 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

$1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION... This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential--hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note... this is a classic "House Hack".... Location, Location, Location: Just a few blocks from the papermill plant--super convenient if you work there!... 2 blocks from Dollar General for all your shopping needs... Restaurants just a few blocks away--dining out is a breeze! This turn key investment property is a must-see!

Key facts

• Updated interior
• New windows
• 7,566 sq ft lot

Tags

• NEW WINDOWS
• UPDATED INTERIOR
• FLEXIBLE USE POTENTIAL
• REZONING FOR COMMERCIAL USE
• TURN KEY INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/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 $165k (5.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.0% in Bogalusa — 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 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: crime F, amenities F, commute 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.
• Zoned schools: Byrd Avenue Primary School (363 students, 74% FRL); Bogalusa High School (math 3% / reading 17%, grade F, #239 of 265 statewide, top 91%, 705 students, 74% FRL).
• 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 280 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 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 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. 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?
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: 0.94% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $34,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 E 7th St	0.19mi	4/2.0	1,150 (-4%)	14mo	$33,000	$29	73
939 E 6th St	0.21mi	3/1.0 (-1)	1,200 (0%)	12mo	$7,500	$6	71
1807 Davenport Ave	0.73mi	3/1.0 (-1)	1,300 (+8%)	11mo	$110,000	$85	34

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,410
• Equity at exit: $26,093

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $13,797
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $283

Break-even live

Break-even rent $1,295

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $382	-5% $333	+0% $283	+5% $234	+10% $184
Rent	-10% $153	-5% $218	+0% $283	+5% $349	+10% $414
Rate	-1.0pp $371	-0.5pp $328	base $283	+0.5pp $238	+1.0pp $192

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   statusdays on market $175,000 Pending 280 DOM
2. 2026-06-08
   days on market $175,000 Active 279 DOM
3. 2026-06-07
   days on market $175,000 Active 278 DOM
4. 2026-06-05
   days on market $175,000 Active 276 DOM
5. 2026-06-04
   days on market $175,000 Active 274 DOM
6. 2026-06-02
   days on market $175,000 Active 273 DOM
7. 2026-06-01
   days on market $175,000 Active 272 DOM
8. 2026-05-31
   days on market $175,000 Active 271 DOM
9. 2026-05-31
   days on market $175,000 Active 270 DOM
10. 2026-04-09
    price $175,000 749-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

11. 2026-04-09
    price $175,000 770-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

12. 2026-02-25
    price $170,000 749-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

13. 2026-02-25
    price $170,000 770-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

14. 2025-09-03
    listed $165,000 Active 749-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

15. 2025-09-03
    listed $165,000 Active 770-char remark

    Show marketing remark (770 chars)

    $1,725/MONTH INCOME, NEW WINDOWS, UPDATED INTERIOR, GREAT LOCATION. .. This beautifully updated duplex has 2 units with a 2 bed 1 bath on each side generating $1,725/ month of rent. Flexible use potential—hold as an investment, live in one side while renting the other, or explore rezoning for commercial use. Looking for a light, bright, and clean place to call home while the other tenant pays a large portion of note. .. this is a classic "House Hack". .. . Location, Location, Location: Just a few blocks from the papermill plant—super convenient if you work there!. .. 2 blocks from Dollar General for all your shopping needs. .. Restaurants just a few blocks away—dining out is a breeze! This turn key investment property is a must-see!

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$571/yr (+$48/mo · 145.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $19,845
• − Mortgage interest: −$9,803
• − Property taxes: −$392
• − Insurance: −$875
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$5,091
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $3,276/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

• Census place: Bogalusa, LA
• 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

+6.1% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $175,000 AcadianaMLS
• 2026-04-09 Price Changed $175,000 GSREIN
• 2026-02-25 Price Changed $170,000 AcadianaMLS
• 2026-02-25 Price Changed $170,000 GSREIN
• 2025-09-03 Listed $165,000 GSREIN
• 2025-09-03 Listed $165,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2025): $392 · +0.3% YoY. Source: county tax records.