502 Lasalle St · Tallulah, LA 71282

$65,000

2 bd · 1.0 ba · 1,563 sqft · SingleFamily · 13 Days on market

Built 1930 0.26 ac lot ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Don't miss out on this charming 2 bedroom, 1 bath home! The home features a very nice sunroom with large windows for plenty of natural light. This cute house is a must see. Please contact your local realtor today.

Key facts

• New bathroom tub
• Gas fireplace
• Updated roof

Tags

• UPDATED ROOF
• UPDATED EXTERIOR PAINT
• NEW BATHROOM TUB
• HARDWOODS IN MAIN AREAS
• KITCHEN WITH GAS STOVE
• GAS FIREPLACE

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One story; Entry level: 1; Site-built construction
• Construction: Frame construction; Asphalt roof; Crawl space foundation; Built as residential (site build)
• Exterior features: Landscaped lot; Irregular lot

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating with wall furnace; Ceiling fans; Attic fan; Wall/window cooling units
• Interior features: Ceiling fan(s); Blinds; Gas log fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.
• Current owner paid $52k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.74% ✓
• Cap rate: 34.00%
• Cash-on-cash: 98.96%
• DSCR: 5.40
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $140,670
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Arkansas St	0.33mi	3/1.0 (+1)	1,350 (-14%)	15mo	$32,000	$24	45
106 Magnolia St	0.71mi	3/2.0 (+1)	1,441 (-8%)	22mo	$130,000	$90	27

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

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.49×
• Total profit: $99,835
• Equity at exit: $25,393

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $226,155
• Equity at exit: $36,380

Cash invested: $18,200 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,429 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $1,501

Break-even live

Break-even rent $529

Max offer price $65,000

Occupancy floor 33%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $65,000 Active 13 DOM
2. 2026-06-18
   days on market $65,000 Active 12 DOM
3. 2026-06-17
   days on market $65,000 Active 11 DOM
4. 2026-06-16
   days on market $65,000 Active 10 DOM
5. 2026-06-15
   days on market $65,000 Active 9 DOM
6. 2026-06-14
   days on market $65,000 Active 7 DOM
7. 2026-06-12
   days on market $65,000 Active 6 DOM
8. 2026-06-09
   days on market $65,000 Active 3 DOM
9. 2026-06-08
   days on market $65,000 Active 2 DOM
10. 2026-06-07
    remarks 542-char remark
11. 2026-06-07
    listed $65,000 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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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: $29,148
• − Mortgage interest: −$3,641
• − Property taxes: −$601
• − Insurance: −$325
• − Repairs & maintenance: −$2,332
• − Management: −$2,332
• − Depreciation: −$1,891
• Taxable income: $18,026
• Est. tax owed @ 24.0%: −$4,326
• After-tax cash flow: $13,684/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallulah, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

-13.3% since first listed

18 events — show timeline

• 2026-06-06 Listed $65,000 NELABOR
• 2024-10-03 Relisted — NELABOR
• 2024-10-03 Price Changed $73,500 NELABOR
• 2024-07-12 Price Changed $74,000 NELABOR
• 2024-07-01 Relisted — NELABOR
• 2024-04-23 Price Changed $75,000 NELABOR
• 2024-01-01 Relisted — NELABOR
• 2024-01-01 Price Changed $78,900 NELABOR
• 2023-10-28 Relisted — NELABOR
• 2023-09-07 Price Changed $79,900 NELABOR
• 2023-08-30 Relisted — NELABOR
• 2023-08-24 Delisted — NELABOR
• 2023-06-10 Price Changed $85,000 NELABOR
• 2023-04-29 Listed $90,000 NELABOR
• 2022-08-09 Sold (Public Records) $52,000 Public Records
• 2022-07-29 Sold (MLS) — NELABOR
• 2022-05-29 Pending — NELABOR
• 2022-05-17 Listed $75,000 NELABOR

Property tax history

+0.7%/yr

Latest (2025): $601 · +0.0% YoY. Source: county tax records.