200 Cedar St · Vidalia, LA 71373

$99,000

3 bd · 3.0 ba · 1,676 sqft · SingleFamily · 571 Days on market

Built 1962 0.40 ac lot $59/sqft · 46% below area Est $182k · 46% under ↓ 10% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• Appreciation +8.5/10.0
• 1% rule +7.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Located on a corner lot in Vidalia. Three bedrooms and three baths.

Key facts

• 0.4 acre lot
• Built 1962
• Listed 571 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $309 ($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: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($684 loan paydown + $7k appreciation (7.0% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 571 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 571 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 1962 — 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. Crime grade is D 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: 1.22% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $182,114
• List price: $99,000
• Delta: -45.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Holly St	0.53mi	3/2.0	1,626 (-3%)	4mo	$189,000	$116	63
113 Riverbend Ave	0.49mi	3/2.0	1,615 (-4%)	4mo	$279,000	$173	63
400 Ash	0.25mi	3/1.5	1,585 (-5%)	21mo	$165,000	$104	56
1105 O'neal	0.31mi	3/2.0	1,450 (-14%)	7mo	$115,000	$79	53
1109 Pear St	0.40mi	3/1.5	1,624 (-3%)	21mo	$152,500	$94	53
12 N Oak St	0.27mi	2/1.0 (-1)	1,479 (-12%)	4mo	$189,000	$128	51
1212 Apple St	0.58mi	3/2.0	1,554 (-7%)	11mo	$152,000	$98	48
1611 Azalea Dr	0.66mi	4/1.0 (+1)	1,800 (+7%)	2mo	$78,500	$44	42
500 Elm	0.59mi	3/2.0	1,768 (+6%)	22mo	$224,900	$127	42
501 Holly St	0.59mi	3/1.0	1,548 (-8%)	15mo	$190,000	$123	40
1111 Palm	0.56mi	4/1.5 (+1)	1,485 (-11%)	24mo	$162,000	$109	24

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

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.95×
• Total profit: $54,063
• Equity at exit: $68,430

10-year hold

• IRR: 26.0%
• Equity multiple: 6.14×
• Total profit: $142,438
• Equity at exit: $129,828

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 71373

• Home prices YoY: 6.3%
• Active inventory: 40
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $309

Break-even live

Break-even rent $819

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $365	-5% $337	+0% $309	+5% $281	+10% $253
Rent	-10% $213	-5% $261	+0% $309	+5% $356	+10% $404
Rate	-1.0pp $359	-0.5pp $334	base $309	+0.5pp $283	+1.0pp $257

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 32 events

1. 2026-06-21
   days on market $99,000 Active 571 DOM
2. 2026-06-18
   days on market $99,000 Active 569 DOM
3. 2026-06-17
   days on market $99,000 Active 568 DOM
4. 2026-06-16
   days on market $99,000 Active 567 DOM
5. 2026-06-15
   days on market $99,000 Active 566 DOM
6. 2026-06-13
   days on market $99,000 Active 564 DOM
7. 2026-06-12
   days on market $99,000 Active 563 DOM
8. 2026-06-09
   days on market $99,000 Active 560 DOM
9. 2026-06-08
   days on market $99,000 Active 559 DOM
10. 2026-06-07
    days on market $99,000 Active 558 DOM
11. 2026-06-07
    days on market $99,000 Active 557 DOM
12. 2026-06-04
    days on market $99,000 Active 554 DOM
13. 2026-06-02
    days on market $99,000 Active 553 DOM
14. 2026-06-01
    days on market $99,000 Active 552 DOM
15. 2026-05-31
    days on market $99,000 Active 551 DOM
16. 2026-05-31
    days on market $99,000 Active 550 DOM
17. 2026-05-05
    status Active 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

18. 2026-04-30
    historical 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

19. 2026-01-13
    status Active 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

20. 2025-12-31
    historical 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

21. 2025-06-17
    status Active 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

22. 2025-06-15
    historical 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

23. 2025-04-10
    price $99,000 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

24. 2025-03-04
    status Active 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

25. 2025-03-03
    historical 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

26. 2025-03-03
    historical

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

27. 2024-09-09
    listed $110,000 Active 68-char remark

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

28. 2024-09-09
    listed $110,000

    Show marketing remark (68 chars)

    Located on a corner lot in Vidalia. Three bedrooms and three baths.

29. 2016-05-23
    soldstatus $104,900
30. 2016-05-16
    soldstatus
31. 2016-03-07
    listed $110,000
32. 2003-08-19
    soldstatus

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/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 (shaded) · 0% 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 8/10 Severe 92% 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: $14,517
• − Mortgage interest: −$5,546
• − Property taxes: −$1,039
• − Insurance: −$495
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,880
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,168/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 5,754

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 24% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 117.3895
• 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

-10.0% since first listed

16 events — show timeline

• 2026-05-05 Relisted — MLSU
• 2026-04-30 Listing Removed — MLSU
• 2026-01-13 Relisted — MLSU
• 2025-12-31 Listing Removed — MLSU
• 2025-06-17 Relisted — MLSU
• 2025-06-15 Listing Removed — MLSU
• 2025-04-10 Price Changed $99,000 MLSU
• 2025-03-04 Relisted — MLSU
• 2025-03-03 Listing Removed — MLSU
• 2025-03-03 Listing Removed — MLSU
• 2024-09-09 Listed $110,000 MLSU
• 2024-09-09 Listed $110,000 MLSU
• 2016-05-23 Sold (Public Records) $104,900 Public Records
• 2016-05-16 Sold (MLS) — MLSU
• 2016-03-07 Listed $110,000 MLSU
• 2003-08-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,039 · +0.6% YoY. Source: county tax records.