5736 Matheny Ave · Bastrop, LA 71220

$69,900

3 bd · 2.0 ba · 2,090 sqft · SingleFamily public records · 201 Days on market

Built 1955 0.29 ac lot $33/sqft · 53% below area Est $136k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

Key facts

• 0.29 acre lot
• Garage
• Listed 201 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#425 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D, health & safety D, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $483 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1955 — 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. 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?
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: 1.76% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (median comp): $136,106
• List price: $69,900
• Delta: -48.64%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.16×
• Total profit: $22,792
• Equity at exit: $13,244

10-year hold

• IRR: 33.2%
• Equity multiple: 4.21×
• Total profit: $62,764
• Equity at exit: $11,003

Cash invested: $19,572 (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 71220

• Home prices YoY: -1.2%
• Active inventory: 92
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $494

Break-even live

Break-even rent $607

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   status $69,900 Pending 201 DOM
2. 2026-06-10
   days on market $69,900 Active 201 DOM
3. 2026-06-09
   days on market $69,900 Active 200 DOM
4. 2026-06-08
   days on market $69,900 Active 199 DOM
5. 2026-06-07
   days on market $69,900 Active 198 DOM
6. 2026-06-05
   days on market $69,900 Active 195 DOM
7. 2026-06-03
   days on market $69,900 Active 194 DOM
8. 2026-06-02
   days on market $69,900 Active 193 DOM
9. 2026-06-01
   days on market $69,900 Active 192 DOM
10. 2026-05-31
    days on market $69,900 Active 191 DOM
11. 2026-05-30
    days on market $69,900 Active 190 DOM
12. 2026-03-26
    price $69,900 1106-char remark

    Show marketing remark (1106 chars)

    Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

13. 2026-02-18
    price $76,900 1106-char remark

    Show marketing remark (1106 chars)

    Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

14. 2026-02-05
    price $79,900 1106-char remark

    Show marketing remark (1106 chars)

    Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

15. 2026-02-05
    price $64,900 1106-char remark

    Show marketing remark (1106 chars)

    Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

16. 2025-11-21
    listed $79,900 Active 1106-char remark

    Show marketing remark (1106 chars)

    Discover the potential in this charming ranch-style home located in a quiet and established area of Bastrop. Offering 3 bedrooms and 2 baths, this 1,896 hsqft property features a semi-open floor plan with a spacious family room and cozy fireplace—perfect for gatherings and relaxing evenings. The kitchen provides an abundance of counter space and tile flooring throughout the main areas adds durability and easy maintenance. A large laundry area and a bonus room offer excellent flexibility for an office, playroom, or additional storage. Enjoy outdoor living with a covered patio and a convenient circle driveway providing ample parking. The backyard includes a sizable workshop, ideal for hobbies, storage, or projects. This home provides great opportunities for customization and updates to make it your own. Schedule your showing today This property is being marketed via an auction event at www. xome.com (void where prohibited). The Seller will review offers submitted through the auction site as well as through the listing agent. ” to see all the potential this property has to offer!

17. 2014-03-20
    soldstatus $85,000
18. 2013-05-13
    soldstatus $38,000

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,785
• − Mortgage interest: −$3,915
• − Property taxes: −$1,006
• − Insurance: −$350
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,033
• Taxable income: $5,115
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,698/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Bastrop

• Score: 50/100
• State rank: #425
• US rank: #25547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,426

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.10%
• Current HPI: 171.3272
• 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

+83.9% since first listed

7 events — show timeline

• 2026-03-26 Price Changed $69,900 NELABOR
• 2026-02-18 Price Changed $76,900 NELABOR
• 2026-02-05 Price Changed $79,900 NELABOR
• 2026-02-05 Price Changed $64,900 NELABOR
• 2025-11-21 Listed $79,900 NELABOR
• 2014-03-20 Sold (Public Records) $85,000 Public Records
• 2013-05-13 Sold (Public Records) $38,000 Public Records

Property tax history

+5.8%/yr

Latest (2024): $1,006 · +10.6% YoY. Source: county tax records.