6387 Highway 80 · Start, LA 71269

$185,000

2 bd · 1.0 ba · 1,388 sqft · SingleFamily · 182 Days on market

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This property is located in the Start Community and school district. This could be a great starter home for a young family or an older couple looking to downsize. Call your favorite real estate agent for a showing!

Key facts

• 2 garage spots
• Listed 182 days

Property features AI

Finance

• Other: Zoning: none; Directions: From Interstate 20 take the Start exit and go north to Highway 80. Take a left and property is located on the left.
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Public water; Sewer: other; Natural gas not available
• Home design: Single-family residential home; One story (entry level: 1); Site-built construction
• Construction: Vinyl siding exterior; Metal roof
• Exterior features: Covered patio/porch; No fencing; Other lot features

Interior

• Kitchen: No appliances listed except an electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double-pane windows; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#279 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Start Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 318 students, 56% FRL); Mangham Junior High School (math 19% / reading 35%, grade F, #132 of 218 statewide, top 61%, 211 students, 52% FRL) — zoned schools average 54% FRL vs 76% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 100 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 80% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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. 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: 1.19% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-969
• Equity at exit: $27,584

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $36,601
• Equity at exit: $15,995

Cash invested: $51,800 (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 71269

• Home prices YoY: -26.4%
• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $455

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 74%

Sensitivity live

Price	-10% $583	-5% $519	+0% $455	+5% $391	+10% $327
Rent	-10% $282	-5% $368	+0% $455	+5% $542	+10% $628
Rate	-1.0pp $548	-0.5pp $502	base $455	+0.5pp $407	+1.0pp $358

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-30
   status Pending
2. 2026-01-29
   status Active
3. 2026-01-20
   status Pending
4. 2025-10-21
   listed $185,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 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: $26,331
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − Depreciation: −$5,382
• Taxable income: $2,673
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $4,818/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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Start

• Score: 59/100
• State rank: #279
• US rank: #20272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Start, LA
• City population: 68
• Population (ZIP): 12,475

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.82%
• Current HPI: 158.2193
• 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 events — show timeline

• 2026-04-30 Pending — NELABOR
• 2026-01-29 Relisted — NELABOR
• 2026-01-20 Pending — NELABOR
• 2025-10-21 Listed $185,000 NELABOR