105 Oakdale Ave · Bastrop, LA 71220

$107,500

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 19 Days on market

Built 1952

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• 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

Come see what just hit the market in Bastrop, La. 4 bedroom 1.5 bathroom home on a huge double lot located on 105 Oakdale Ave. Pull up to a nice concrete driveway leading up into a 2 car Carport. Oakdale is a quiet street with not much thru traffic, perfect area to raise kids. Inside is a great floor plan with a large living room when you walk in. To the left of that is a nice open kitchen and dining room area. Lots of cabinet space with real oak cabinets. Comes with all appliances including nice refrigerator, a brand new dishwasher, and a nice electric stove. There are 3 nice size bedrooms in the back of the house, all with real hardwood flooring throughout! Walk out back under the breeze way, and there is a 4th bedroom that is big 14x12. Its separate from the rest of the house and would make a great master bedroom or could possibly be a game room or a man cave complete with a bathroom in it. Outback is a large fenced in backyard with plenty of room for kids or dogs to play around with a nice 20x20 shop! With a concrete floor. Comes see what you can buy for $69,900!

Key facts

• 2 car carport
• Dining room area
• Large living room

Tags

• HUGE DOUBLE LOT
• CONCRETE DRIVEWAY
• 2 CAR CARPORT
• LARGE LIVING ROOM
• OPEN KITCHEN
• DINING ROOM AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% 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 $743 of loan paydown is wiped out by about $2k 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $108k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $105,887 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $1,760
• Equity at exit: $20,368

10-year hold

• IRR: 9.5%
• Equity multiple: 1.81×
• Total profit: $24,506
• Equity at exit: $16,922

Cash invested: $30,100 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $238

Break-even live

Break-even rent $839

Max offer price $107,500

Occupancy floor 74%

Sensitivity live

Price	-10% $298	-5% $268	+0% $238	+5% $207	+10% $177
Rent	-10% $148	-5% $193	+0% $238	+5% $283	+10% $328
Rate	-1.0pp $292	-0.5pp $265	base $238	+0.5pp $210	+1.0pp $181

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $107,500 Active 19 DOM
2. 2026-06-19
   days on market $107,500 Active 17 DOM
3. 2026-06-18
   days on market $107,500 Active 16 DOM
4. 2026-06-17
   days on market $107,500 Active 15 DOM
5. 2026-06-16
   days on market $107,500 Active 14 DOM
6. 2026-06-15
   days on market $107,500 Active 13 DOM
7. 2026-06-14
   days on market $107,500 Active 11 DOM
8. 2026-06-13
   days on market $107,500 Active 10 DOM
9. 2026-06-10
   days on market $107,500 Active 8 DOM
10. 2026-06-09
    days on market $107,500 Active 7 DOM
11. 2026-06-08
    days on market $107,500 Active 6 DOM
12. 2026-06-07
    days on market $107,500 Active 5 DOM
13. 2026-06-05
    days on market $107,500 Active 2 DOM
14. 2026-06-03
    pricedays on marketlisting id $107,500 Active 1 DOM
15. 2026-06-02
    days on market $95,000 Active 14 DOM
16. 2026-06-01
    days on market $95,000 Active 13 DOM
17. 2026-05-31
    days on market $95,000 Active 12 DOM
18. 2026-05-30
    days on market $95,000 Active 11 DOM
19. 2026-05-20
    listed $95,000 Active
20. 2021-08-23
    soldstatus $70,000
21. 2021-08-20
    soldstatus 1084-char remark

    Show marketing remark (1084 chars)

    Come see what just hit the market in Bastrop, La. 4 bedroom 1.5 bathroom home on a huge double lot located on 105 Oakdale Ave. Pull up to a nice concrete driveway leading up into a 2 car Carport. Oakdale is a quiet street with not much thru traffic, perfect area to raise kids. Inside is a great floor plan with a large living room when you walk in. To the left of that is a nice open kitchen and dining room area. Lots of cabinet space with real oak cabinets. Comes with all appliances including nice refrigerator, a brand new dishwasher, and a nice electric stove. There are 3 nice size bedrooms in the back of the house, all with real hardwood flooring throughout! Walk out back under the breeze way, and there is a 4th bedroom that is big 14x12. Its separate from the rest of the house and would make a great master bedroom or could possibly be a game room or a man cave complete with a bathroom in it. Outback is a large fenced in backyard with plenty of room for kids or dogs to play around with a nice 20x20 shop! With a concrete floor. Comes see what you can buy for $69,900!

22. 2021-06-28
    listed $69,900 1084-char remark

    Show marketing remark (1084 chars)

    Come see what just hit the market in Bastrop, La. 4 bedroom 1.5 bathroom home on a huge double lot located on 105 Oakdale Ave. Pull up to a nice concrete driveway leading up into a 2 car Carport. Oakdale is a quiet street with not much thru traffic, perfect area to raise kids. Inside is a great floor plan with a large living room when you walk in. To the left of that is a nice open kitchen and dining room area. Lots of cabinet space with real oak cabinets. Comes with all appliances including nice refrigerator, a brand new dishwasher, and a nice electric stove. There are 3 nice size bedrooms in the back of the house, all with real hardwood flooring throughout! Walk out back under the breeze way, and there is a 4th bedroom that is big 14x12. Its separate from the rest of the house and would make a great master bedroom or could possibly be a game room or a man cave complete with a bathroom in it. Outback is a large fenced in backyard with plenty of room for kids or dogs to play around with a nice 20x20 shop! With a concrete floor. Comes see what you can buy for $69,900!

23. 2008-07-25
    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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $13,679
• − Mortgage interest: −$6,022
• − Property taxes: −$653
• − Insurance: −$538
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,127
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,575/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

• Census place: Bastrop, LA
• 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

+35.9% since first listed

5 events — show timeline

• 2026-05-20 Listed $95,000 FSBO.com
• 2021-08-23 Sold (Public Records) $70,000 Public Records
• 2021-08-20 Sold (MLS) — NELABOR
• 2021-06-28 Listed $69,900 NELABOR
• 2008-07-25 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2024): $653 · -2.7% YoY. Source: county tax records.