12188 Little Missouri Loop · Bonita, LA 71261

$59,000

2 bd · 1.0 ba · 768 sqft · Other · 405 Days on market

---

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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Schools +1.1/10.0

Listing remarks

As peaceful and quiet as it gets ~ a Sportsman's Oasis. Comfortable cabin with all the comforts of home. Fireplace, brick paver floors and custom wood work throughout. Two bedroom & one full bath with shower. This furnished camp or secluded home is situated on 1+ acres. Fire pit, BBQ pit, large barn to store equipment and gear, and a concreted dog pen.

Key facts

• Barn
• Concreted dog pen
• Fire pit

Tags

• FIREPLACE
• BRICK PAVER FLOORS
• CUSTOM WOOD WORK
• FIRE PIT
• BARN
• CONCRETED DOG PEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#460 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities 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: 10 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (2.7% local appreciation)).
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 405 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $59k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.66%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.52×
• Total profit: $25,078
• Equity at exit: $25,459

10-year hold

• IRR: 28.1%
• Equity multiple: 4.87×
• Total profit: $63,915
• Equity at exit: $38,423

Cash invested: $16,520 (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 71261

• Home prices YoY: 3.3%
• Active inventory: 10
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $298

Break-even live

Break-even rent $458

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $332	-5% $315	+0% $298	+5% $281	+10% $265
Rent	-10% $232	-5% $265	+0% $298	+5% $331	+10% $364
Rate	-1.0pp $328	-0.5pp $313	base $298	+0.5pp $283	+1.0pp $267

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-11-03
   status Pending
2. 2025-10-10
   price $59,000
3. 2025-08-22
   status Active
4. 2025-08-14
   status Pending
5. 2025-05-21
   status Active
6. 2025-04-24
   status Pending
7. 2024-12-18
   price $74,000
8. 2024-10-28
   price $79,000
9. 2024-09-21
   price $84,000
10. 2024-08-14
    listed $89,000 Active
11. 2008-12-10
    soldstatus $25,000

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $337 · $28/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $10,029
• − Mortgage interest: −$3,305
• − Property taxes: −$337
• − Insurance: −$295
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,716
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $2,913/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 — Bonita

• Score: 41/100
• State rank: #460
• US rank: #27136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,429

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 White (59%)
• Race & ethnicity: White 59% Black 40% Two or more races 1%
• Common ancestry: Slovak 4% Italian 2%

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: ▲ 2.68%
• Current HPI: 83.3317
• 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

+136.0% since first listed

11 events — show timeline

• 2025-11-03 Pending — NELABOR
• 2025-10-10 Price Changed $59,000 NELABOR
• 2025-08-22 Relisted — NELABOR
• 2025-08-14 Pending — NELABOR
• 2025-05-21 Relisted — NELABOR
• 2025-04-24 Pending — NELABOR
• 2024-12-18 Price Changed $74,000 NELABOR
• 2024-10-28 Price Changed $79,000 NELABOR
• 2024-09-21 Price Changed $84,000 NELABOR
• 2024-08-14 Listed $89,000 NELABOR
• 2008-12-10 Sold (Public Records) $25,000 Public Records