6861 Highway 4 · Ringgold, LA 71068

$99,000

4 bd · 2.0 ba · 1,525 sqft · SingleFamily · 101 Days on market

Built 1970 1.00 ac lot ↓ 1% since listing

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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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 4-Bedroom Home on 1 Acre in Peaceful Ringgold, LA. Seller giving $5,000 in repairs, updates, etc. with a full price offer. Welcome to this spacious 4-bedroom, 2-bath home nestled on a generous 1-acre lot in the quiet, country town of Ringgold. With 1,525 square feet of living space, this home offers oversized bedrooms, a large front and back yard—perfect for outdoor living—and upgraded kitchen cabinetry that adds a touch of modern style. Built in 1970, this home combines classic charm with functional updates and offers great potential for first-time buyers or investors. With just a little TLC, it could be the ideal starter home or a reliable rental property. Enjoy the serenity of rural living while still being close to town conveniences. Don’t miss this opportunity to own a slice of the countryside!

Key facts

• 1 acre
• Outdoor living
• 1 acre lot

Tags

• 1 ACRE
• UPGRADED KITCHEN CABINETRY
• LARGE FRONT AND BACK YARD
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 80% 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.3%
• Equity multiple: 2.16×
• Total profit: $32,089
• Equity at exit: $44,515

10-year hold

• IRR: 21.5%
• Equity multiple: 4.10×
• Total profit: $86,045
• Equity at exit: $68,602

Cash invested: $27,720 (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 71068

• Active inventory: 10
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $316

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 70%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $99,000 Active 101 DOM
2. 2026-06-18
   days on market $99,000 Active 100 DOM
3. 2026-06-17
   days on market $99,000 Active 99 DOM
4. 2026-06-16
   days on market $99,000 Active 98 DOM
5. 2026-06-15
   days on market $99,000 Active 97 DOM
6. 2026-06-14
   days on market $99,000 Active 95 DOM
7. 2026-06-12
   days on market $99,000 Active 94 DOM
8. 2026-06-09
   days on market $99,000 Active 91 DOM
9. 2026-06-08
   days on market $99,000 Active 90 DOM
10. 2026-06-07
    days on market $99,000 Active 89 DOM
11. 2026-06-05
    days on market $99,000 Active 86 DOM
12. 2026-06-03
    days on market $99,000 Active 85 DOM
13. 2026-06-02
    days on market $99,000 Active 84 DOM
14. 2026-06-01
    days on market $99,000 Active 83 DOM
15. 2026-05-31
    days on market $99,000 Active 82 DOM
16. 2026-05-30
    days on market $99,000 Active 81 DOM
17. 2026-03-10
    listed $99,000 Active 837-char remark

    Show marketing remark (837 chars)

    Charming 4-Bedroom Home on 1 Acre in Peaceful Ringgold, LA. Seller giving $5,000 in repairs, updates, etc. with a full price offer. Welcome to this spacious 4-bedroom, 2-bath home nestled on a generous 1-acre lot in the quiet, country town of Ringgold. With 1,525 square feet of living space, this home offers oversized bedrooms, a large front and back yard—perfect for outdoor living—and upgraded kitchen cabinetry that adds a touch of modern style. Built in 1970, this home combines classic charm with functional updates and offers great potential for first-time buyers or investors. With just a little TLC, it could be the ideal starter home or a reliable rental property. Enjoy the serenity of rural living while still being close to town conveniences. Don’t miss this opportunity to own a slice of the countryside!

18. 2026-01-30
    historical
19. 2025-12-30
    price $99,000
20. 2025-11-28
    price $103,000
21. 2025-11-14
    price $106,000
22. 2025-11-06
    price $108,000
23. 2025-09-29
    price $110,000
24. 2025-09-17
    price $115,500
25. 2025-09-01
    price $117,500
26. 2025-07-30
    listed $119,000 Active
27. 2019-09-06
    soldstatus $92,200
28. 2012-10-08
    soldstatus $100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,197
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,880
• Taxable income: $2,360
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,229/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,325

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-1.0% since first listed

12 events — show timeline

• 2026-03-10 Listed $99,000 NTREIS
• 2026-01-30 Listing Removed — NTREIS
• 2025-12-30 Price Changed $99,000 NTREIS
• 2025-11-28 Price Changed $103,000 NTREIS
• 2025-11-14 Price Changed $106,000 NTREIS
• 2025-11-06 Price Changed $108,000 NTREIS
• 2025-09-29 Price Changed $110,000 NTREIS
• 2025-09-17 Price Changed $115,500 NTREIS
• 2025-09-01 Price Changed $117,500 NTREIS
• 2025-07-30 Listed $119,000 NTREIS
• 2019-09-06 Sold (Public Records) $92,200 Public Records
• 2012-10-08 Sold (Public Records) $100,000 Public Records

Property tax history

-18.5%/yr

Latest (2024): $59 · +17.9% YoY. Source: county tax records.