134 Cypress St · Cottonport, LA 71327

$109,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily · 325 Days on market

Built 1970 0.35 ac lot Est $108k · at est. ↓ 12% since listing

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Why this score? — see what drove the C- 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 +20.6/30.0
• DSCR +6.5/10.0
• ARV discount +6.5/15.0
• Appreciation +6.2/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1.5-bath brick home, remodeled approximately 8 years ago and nestled in a peaceful, family-friendly neighborhood. With its solid construction and thoughtful layout, this home offers comfort, convenience, and lasting value. Enjoy a spacious fenced-in backyard--perfect for kids, pets, or backyard entertaining. Inside, you'll find a warm and inviting living space, functional kitchen, and three comfortable bedrooms ideal for growing families, downsizers, or first-time buyers. Call for your private showing.

Key facts

• Remodeled
• Fenced-in backyard
• 0.35 acre lot

Tags

• FENCED-IN BACKYARD
• REMODELED

Property features AI

Exterior

• Home design: Single-family residence
• Construction: Brick construction; Composition roof
• Exterior features: Chain link fencing; Composition roof; Brick exterior

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Window unit(s) for cooling
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $102k (7.4% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#272 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $3k appreciation (2.4% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 325 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $107,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Patricia Ave	0.67mi	3/1.0	1,296 (+7%)	3mo	$115,000	$89	52

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.61×
• Total profit: $18,754
• Equity at exit: $45,421

10-year hold

• IRR: 13.7%
• Equity multiple: 2.90×
• Total profit: $58,455
• Equity at exit: $67,038

Cash invested: $30,772 (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 71327

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $146

Break-even live

Break-even rent $832

Max offer price $109,900

Occupancy floor 81%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-08
   days on market $109,900 Active 325 DOM
2. 2026-06-07
   days on market $109,900 Active 324 DOM
3. 2026-06-03
   days on market $109,900 Active 320 DOM
4. 2026-06-02
   days on market $109,900 Active 319 DOM
5. 2026-06-01
   days on market $109,900 Active 318 DOM
6. 2026-05-31
   days on market $109,900 Active 317 DOM
7. 2026-05-30
   days on market $109,900 Active 316 DOM
8. 2026-04-17
   price $109,900
9. 2026-03-07
   status Active
10. 2026-02-19
    status Pending
11. 2026-02-03
    price $114,900
12. 2025-07-03
    listed $125,000 Active

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$180/yr (+$15/mo · 42.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 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: $12,210
• − Mortgage interest: −$6,156
• − Property taxes: −$425
• − Insurance: −$550
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,197
• Taxable loss: −$71
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,773/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Cottonport

• Score: 59/100
• State rank: #272
• US rank: #19797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonport, LA
• Population (ZIP): 6,100

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 92.0693
• 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

-12.1% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $109,900 AcadianaMLS
• 2026-03-07 Relisted — AcadianaMLS
• 2026-02-19 Pending — AcadianaMLS
• 2026-02-03 Price Changed $114,900 AcadianaMLS
• 2025-07-03 Listed $125,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $425 · +0.0% YoY. Source: county tax records.