60606 A C White Rd · Angie, LA 70426

$124,900

2 bd · 3.0 ba · 1,631 sqft · SingleFamily · 37 Days on market

Built 1983 9.80 ac lot $77/sqft · 44% below area Est $223k · 44% under ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on approximately 9.803 picturesque acres in Angie, this unique property offers privacy, natural beauty, and endless opportunities to create your ideal retreat. Surrounded by rolling hills, mature hardwood trees, abundant wildlife, and situated on high ground, the setting is both peaceful and inviting. The approximately 1,800 square foot home showcases character throughout, featuring tongue-and-groove walls and ceilings, exposed beams, and a thoughtfully designed layout. The cinderblock and concrete exterior, built into the hillside, provides energy-efficient geothermal-style cooling and heating. Each spacious bedroom includes its own private bathroom and walk-in closet, while an additional full guest bath on the first floor adds convenience for visitors. A 12'x20' workshop with both double and single attached overhangs offers additional space for hobbies, storage, or projects. Whether you're looking for a serene homestead, recreational getaway, or private country escape, this remarkable property is filled with potential and possibilities.

Key facts

• 9.8 acres
• Cinderblock exterior
• 12x20 workshop

Tags

• 9.8 ACRES
• TONGUE-AND-GROOVE WALLS
• EXPOSED BEAMS
• CINDERBLOCK EXTERIOR
• ENERGY-EFFICIENT COOLING
• 12X20 WORKSHOP

Property features AI

Exterior

• Parking: Driveway
• Utilities: Private well water; Septic tank
• Home design: 2 stories; Shingle roof
• Construction: Slab foundation
• Exterior features: Workshop on property; Outside city limits

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $38 ($457/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.9% below list).
• Recommended offer: $103k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#254 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, crime F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,525 (17.9% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

• ARV (median comp): $222,899
• List price: $124,900
• Delta: -43.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31397 Tom Woodard Rd	0.27mi	3/2.0 (+1)	1,750 (+7%)	4mo	$215,000	$123	63

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $70,410
• Equity at exit: $112,520

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $205,358
• Equity at exit: $242,653

Cash invested: $34,972 (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 70426

• Home prices YoY: 15.9%
• Active inventory: 13
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $38

Break-even live

Break-even rent $977

Max offer price $124,900

Occupancy floor 91%

Sensitivity live

Price	-10% $109	-5% $73	+0% $38	+5% $3	+10% $-33
Rent	-10% $-43	-5% $-2	+0% $38	+5% $79	+10% $119
Rate	-1.0pp $101	-0.5pp $70	base $38	+0.5pp $6	+1.0pp $-27

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 37 DOM
2. 2026-06-17
   days on market $124,900 Active 36 DOM
3. 2026-06-16
   pricedays on market $124,900 Active 35 DOM

   Show marketing remark (1062 chars)

   Nestled on approximately 9.803 picturesque acres in Angie, this unique property offers privacy, natural beauty, and endless opportunities to create your ideal retreat. Surrounded by rolling hills, mature hardwood trees, abundant wildlife, and situated on high ground, the setting is both peaceful and inviting. The approximately 1,800 square foot home showcases character throughout, featuring tongue-and-groove walls and ceilings, exposed beams, and a thoughtfully designed layout. The cinderblock and concrete exterior, built into the hillside, provides energy-efficient geothermal-style cooling and heating. Each spacious bedroom includes its own private bathroom and walk-in closet, while an additional full guest bath on the first floor adds convenience for visitors. A 12'x20' workshop with both double and single attached overhangs offers additional space for hobbies, storage, or projects. Whether you're looking for a serene homestead, recreational getaway, or private country escape, this remarkable property is filled with potential and possibilities.

4. 2026-06-15
   days on market $130,000 Active 34 DOM
5. 2026-06-13
   days on market $130,000 Active 32 DOM
6. 2026-06-10
   days on market $130,000 Active 29 DOM
7. 2026-06-09
   days on market $130,000 Active 28 DOM
8. 2026-06-08
   days on market $130,000 Active 27 DOM
9. 2026-06-07
   days on market $130,000 Active 26 DOM
10. 2026-06-03
    days on market $130,000 Active 22 DOM
11. 2026-06-02
    days on market $130,000 Active 21 DOM
12. 2026-06-01
    days on market $130,000 Active 20 DOM
13. 2026-05-31
    days on market $130,000 Active 19 DOM
14. 2026-05-12
    listed $130,000 Active 1080-char remark

    Show marketing remark (1062 chars)

    Nestled on approximately 9.803 picturesque acres in Angie, this unique property offers privacy, natural beauty, and endless opportunities to create your ideal retreat. Surrounded by rolling hills, mature hardwood trees, abundant wildlife, and situated on high ground, the setting is both peaceful and inviting. The approximately 1,800 square foot home showcases character throughout, featuring tongue-and-groove walls and ceilings, exposed beams, and a thoughtfully designed layout. The cinderblock and concrete exterior, built into the hillside, provides energy-efficient geothermal-style cooling and heating. Each spacious bedroom includes its own private bathroom and walk-in closet, while an additional full guest bath on the first floor adds convenience for visitors. A 12'x20' workshop with both double and single attached overhangs offers additional space for hobbies, storage, or projects. Whether you're looking for a serene homestead, recreational getaway, or private country escape, this remarkable property is filled with potential and possibilities.

15. 2026-05-12
    listed $130,000 Active 1062-char remark

    Show marketing remark (1062 chars)

    Nestled on approximately 9.803 picturesque acres in Angie, this unique property offers privacy, natural beauty, and endless opportunities to create your ideal retreat. Surrounded by rolling hills, mature hardwood trees, abundant wildlife, and situated on high ground, the setting is both peaceful and inviting. The approximately 1,800 square foot home showcases character throughout, featuring tongue-and-groove walls and ceilings, exposed beams, and a thoughtfully designed layout. The cinderblock and concrete exterior, built into the hillside, provides energy-efficient geothermal-style cooling and heating. Each spacious bedroom includes its own private bathroom and walk-in closet, while an additional full guest bath on the first floor adds convenience for visitors. A 12'x20' workshop with both double and single attached overhangs offers additional space for hobbies, storage, or projects. Whether you're looking for a serene homestead, recreational getaway, or private country escape, this remarkable property is filled with potential and possibilities.

16. 2022-03-30
    soldstatus $200,000
17. 2022-03-29
    soldstatus $200,000 Closed
18. 2022-02-17
    status Pending
19. 2022-01-16
    listed $200,000 Active
20. 2022-01-16
    listed $200,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $12,303
• − Mortgage interest: −$6,996
• − Property taxes: −$778
• − Insurance: −$624
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,633
• Taxable loss: −$1,697
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $865/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Angie

• Score: 60/100
• State rank: #254
• US rank: #19016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,880

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 43% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.81%
• Current HPI: 159.3
• 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

-37.5% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $124,900 AcadianaMLS
• 2026-06-16 Price Changed $124,900 GSREIN
• 2026-05-12 Listed $130,000 GSREIN
• 2026-05-12 Listed $130,000 AcadianaMLS
• 2022-03-30 Sold (Public Records) $200,000 Public Records
• 2022-03-29 Sold (MLS) $200,000 GSREIN
• 2022-02-17 Pending — GSREIN
• 2022-01-16 Listed $200,000 GSREIN
• 2022-01-16 Listed $200,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $778 · +0.5% YoY. Source: county tax records.