1806 S Main St · Jennings, LA 70546

$105,000

3 bd · 1.5 ba · 1,378 sqft · SingleFamily · 358 Days on market

Built 1951 0.29 ac lot $76/sqft · 13% below area Est $121k · 13% under ↓ 5% 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 +28.4/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

Key facts

• Great yard space
• Updated
• Open kitchen

Tags

• UPDATED
• SPACIOUS LIVING ROOM
• OPEN KITCHEN
• GREAT YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 6.2% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 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 1951 — 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 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?
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: 1.21% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $120,929
• List price: $105,000
• Delta: -13.17%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 W Racca Rd	0.45mi	3/2.0	1,285 (-7%)	8mo	$193,000	$150	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $4,508
• Equity at exit: $15,656

10-year hold

• IRR: 13.5%
• Equity multiple: 2.07×
• Total profit: $31,585
• Equity at exit: $9,078

Cash invested: $29,400 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $338

Break-even live

Break-even rent $840

Max offer price $105,000

Occupancy floor 68%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 358 DOM
2. 2026-06-18
   days on market $105,000 Active 357 DOM
3. 2026-06-17
   days on market $105,000 Active 356 DOM
4. 2026-06-16
   days on market $105,000 Active 355 DOM
5. 2026-06-15
   days on market $105,000 Active 354 DOM
6. 2026-06-14
   days on market $105,000 Active 352 DOM
7. 2026-06-13
   days on market $105,000 Active 351 DOM
8. 2026-06-10
   days on market $105,000 Active 349 DOM
9. 2026-06-09
   days on market $105,000 Active 348 DOM
10. 2026-06-08
    days on market $105,000 Active 347 DOM
11. 2026-06-07
    days on market $105,000 Active 346 DOM
12. 2026-06-02
    days on market $105,000 Active 341 DOM
13. 2026-06-01
    days on market $105,000 Active 340 DOM
14. 2026-05-31
    days on market $105,000 Active 339 DOM
15. 2026-05-30
    days on market $105,000 Active 338 DOM
16. 2026-02-04
    status Active 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

17. 2026-02-04
    status Active 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

18. 2025-10-14
    price $105,000 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

19. 2025-10-14
    price $105,000 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

20. 2025-06-25
    listed $110,000 Active 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

21. 2025-06-25
    listed $110,000 Active 475-char remark

    Show marketing remark (475 chars)

    3 Bed 1.5 baith charming home nestled on a quiet stretch of South Main Street in the heart of Jennings. This 50's style home has been updated where it counts and offers the perfect blend of comfort utility and affordability. Spacious living room with an open kitchen. Great yard space. Qualifies for 0% money down USDA financing (RD). Great for home buyers or rental opportunities. Currently on rented month to month. Seller will consider package deal with 506 S BROADWAY ST.

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,214
• − Mortgage interest: −$5,882
• − Property taxes: −$828
• − Insurance: −$525
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,055
• Taxable income: $2,491
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,461/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

-4.5% since first listed

6 events — show timeline

• 2026-02-04 Relisted — AcadianaMLS
• 2026-02-04 Relisted — GBRMLS
• 2025-10-14 Price Changed $105,000 GBRMLS
• 2025-10-14 Price Changed $105,000 AcadianaMLS
• 2025-06-25 Listed $110,000 GBRMLS
• 2025-06-25 Listed $110,000 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $828 · +0.3% YoY. Source: county tax records.