319 Ford St · Reeves, LA 70658

$189,900

3 bd · 2.0 ba · 2,497 sqft · SingleFamily · 105 Days on market

Built 1975 0.69 ac 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 +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely renovated 3 bedroom, 2 bathroom home offering approximately 2,497 heated square feet, situated on four city lots. This property beautifully blends rustic charm with modern finishes throughout. The kitchen features quartz countertops, an oversized island perfect for entertaining, and a spacious butler’s pantry providing additional prep and storage space. Open living areas offer plenty of room to gather, while updated fixtures and finishes give the home a fresh, modern feel. Oversized laundry room with abundant workspace and storage. Every detail has been thoughtfully updated while maintaining warmth and character. Situated on four city lots, this property offers rare in-town space and flexibility. All measurements are m/l.

Key facts

• Quartz countertops
• Renovated home
• Open living areas

Tags

• RENOVATED HOME
• QUARTZ COUNTERTOPS
• OVERSIZED ISLAND
• BUTLER PANTRY
• OPEN LIVING AREAS
• OVERSIZED LAUNDRY ROOM

Property features AI

Exterior

• Home design: Single-family residence; Residential property; One-story
• Exterior features: Lot approximately 0.69 acres; Lot dimensions approximately 383 x 247; Residential zoning

Interior

• Bedrooms: Not specified
• Bathrooms: 2 full bathrooms
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (20.8% below list).
• Recommended offer: $150k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#341 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $190k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,446 (20.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.5

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: 6.1%
• Equity multiple: 1.35×
• Total profit: $18,705
• Equity at exit: $85,387

10-year hold

• IRR: 9.0%
• Equity multiple: 2.36×
• Total profit: $72,426
• Equity at exit: $131,592

Cash invested: $53,172 (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 70658

• Active inventory: 18
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-65

Break-even live

Break-even rent $1,587

Max offer price $178,366

Occupancy floor 99%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   statuslisting id $189,900 Pending 105 DOM
2. 2026-06-17
   days on market $189,900 Active 105 DOM
3. 2026-06-16
   days on market $189,900 Active 104 DOM
4. 2026-06-15
   days on market $189,900 Active 103 DOM
5. 2026-06-13
   days on market $189,900 Active 101 DOM
6. 2026-06-12
   days on market $189,900 Active 100 DOM
7. 2026-06-09
   days on market $189,900 Active 97 DOM
8. 2026-06-08
   days on market $189,900 Active 96 DOM
9. 2026-06-07
   days on market $189,900 Active 95 DOM
10. 2026-06-07
    days on market $189,900 Active 94 DOM
11. 2026-06-04
    days on market $189,900 Active 91 DOM
12. 2026-06-02
    days on market $189,900 Active 90 DOM
13. 2026-06-01
    days on market $189,900 Active 89 DOM
14. 2026-05-31
    days on market $189,900 Active 88 DOM
15. 2026-05-31
    days on market $189,900 Active 87 DOM
16. 2026-03-23
    price $189,900
17. 2026-03-20
    price $189,900 748-char remark

    Show marketing remark (748 chars)

    Completely renovated 3 bedroom, 2 bathroom home offering approximately 2,497 heated square feet, situated on four city lots. This property beautifully blends rustic charm with modern finishes throughout. The kitchen features quartz countertops, an oversized island perfect for entertaining, and a spacious butler’s pantry providing additional prep and storage space. Open living areas offer plenty of room to gather, while updated fixtures and finishes give the home a fresh, modern feel. Oversized laundry room with abundant workspace and storage. Every detail has been thoughtfully updated while maintaining warmth and character. Situated on four city lots, this property offers rare in-town space and flexibility. All measurements are m/l.

18. 2026-03-04
    listed $199,900 Active
19. 2026-03-02
    listed $199,900 Active 748-char remark

    Show marketing remark (748 chars)

    Completely renovated 3 bedroom, 2 bathroom home offering approximately 2,497 heated square feet, situated on four city lots. This property beautifully blends rustic charm with modern finishes throughout. The kitchen features quartz countertops, an oversized island perfect for entertaining, and a spacious butler’s pantry providing additional prep and storage space. Open living areas offer plenty of room to gather, while updated fixtures and finishes give the home a fresh, modern feel. Oversized laundry room with abundant workspace and storage. Every detail has been thoughtfully updated while maintaining warmth and character. Situated on four city lots, this property offers rare in-town space and flexibility. All measurements are m/l.

20. 2020-08-12
    soldstatus $53,100

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,146 · $179/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,054
• − Mortgage interest: −$10,637
• − Property taxes: −$2,146
• − Insurance: −$950
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$5,524
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $199/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Reeves

• Score: 56/100
• State rank: #341
• US rank: #22856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reeves, LA
• City population: 896
• Population (ZIP): 896

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 6% Slovak 2% Serbian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

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

+257.6% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $189,900 GFPAR
• 2026-03-20 Price Changed $189,900 SWLAR
• 2026-03-04 Listed $199,900 GFPAR
• 2026-03-02 Listed $199,900 SWLAR
• 2020-08-12 Sold (Public Records) $53,100 Public Records

Property tax history

+17.2%/yr

Latest (2025): $2,146 · +0.1% YoY. Source: county tax records.