103 Church St · Columbia, LA 71418

$162,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 11 Days on market

Built 1947

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0

Listing remarks

This is a great 3 bedroom, 2 bath home located in Columbia! The home features a great floor plan, beautiful hardwood floors, a large living room with built-ins, plenty of kitchen cabinet space, a delightful sun room, and an open deck out back for entertaining! This property has much more to offer, so come see it before its too late!

Key facts

• Open deck
• Living room
• Sun room

Tags

• HARDWOOD FLOORS
• LIVING ROOM
• KITCHEN CABINET SPACE
• SUN ROOM
• OPEN DECK

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Open parking; Gravel parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One level; Entry level: 1
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Landscaped yard; Cleared lot; Paved road access; Workshop on the property

Interior

• Kitchen: Dishwasher; Range hood; Electric range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Ceiling fan(s); Storm windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (31.6% below list).
• Recommended offer: $111k (31.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#286 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, health & safety D, amenities F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,779 (31.6% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.51×
• Total profit: $22,961
• Equity at exit: $83,521

10-year hold

• IRR: 10.3%
• Equity multiple: 2.74×
• Total profit: $79,008
• Equity at exit: $137,722

Cash invested: $45,360 (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 71418

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$61 /mo · $726/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-102

Break-even live

Break-even rent $1,237

Max offer price $143,910

Occupancy floor —

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $162,000 Active 11 DOM
2. 2026-06-18
   days on market $162,000 Active 10 DOM
3. 2026-06-17
   days on market $162,000 Active 9 DOM
4. 2026-06-16
   days on market $162,000 Active 8 DOM
5. 2026-06-15
   days on market $162,000 Active 7 DOM
6. 2026-06-14
   days on market $162,000 Active 5 DOM
7. 2026-06-13
   days on market $162,000 Active 4 DOM
8. 2026-06-10
   days on market $162,000 Active 2 DOM
9. 2026-06-09
   remarks 334-char remark
10. 2026-06-09
    listed $162,000 Active 1 DOM

ⓘ 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: $726 · $61/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$165/yr (+$14/mo · 22.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,293
• − Mortgage interest: −$9,075
• − Property taxes: −$726
• − Insurance: −$810
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$4,713
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $-231/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Columbia

• Score: 58/100
• State rank: #286
• US rank: #20623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, LA
• Population (ZIP): 5,351

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Estonian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 140.9489
• 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

1 event — show timeline

• 2026-06-08 Listed $162,000 NELABOR

Property tax history

+1.2%/yr

Latest (2025): $726 · +1.7% YoY. Source: county tax records.