4640 Ashley Ave · Collinston, LA 71229

$69,000

2 bd · 1.0 ba · 1,641 sqft · SingleFamily public records · 39 Days on market

Built 1953 0.35 ac lot $42/sqft · 50% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.1/10.0

Listing remarks MLS

Check out this 2 Bedroom 2 Bath home with a spacious bonus room and large screened porch. This home is situated on a corner lot and holds lots of potential. Would make a nice starter home or investment property. Text or call today for a private showing!!!!

Key facts

• Bonus room
• Screened porch
• Corner lot

Tags

• BONUS ROOM
• SCREENED PORCH
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#451 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $2k appreciation (2.6% local appreciation)).
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($67k) 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
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: 1.49% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $139,346
• List price: $69,000
• Delta: -50.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.60×
• Total profit: $30,924
• Equity at exit: $29,392

10-year hold

• IRR: 29.8%
• Equity multiple: 5.05×
• Total profit: $78,162
• Equity at exit: $44,066

Cash invested: $19,320 (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 71229

• Home prices YoY: 2.3%
• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $379

Break-even live

Break-even rent $545

Max offer price $69,000

Occupancy floor 58%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,000 Active 39 DOM
2. 2026-06-18
   days on market $69,000 Active 38 DOM
3. 2026-06-17
   days on market $69,000 Active 37 DOM
4. 2026-06-16
   days on market $69,000 Active 36 DOM
5. 2026-06-15
   days on market $69,000 Active 35 DOM
6. 2026-06-14
   days on market $69,000 Active 33 DOM
7. 2026-06-13
   days on market $69,000 Active 32 DOM
8. 2026-06-10
   days on market $69,000 Active 30 DOM
9. 2026-06-09
   days on market $69,000 Active 29 DOM
10. 2026-06-08
    days on market $69,000 Active 28 DOM
11. 2026-06-07
    days on market $69,000 Active 27 DOM
12. 2026-06-05
    days on market $69,000 Active 24 DOM
13. 2026-06-03
    days on market $69,000 Active 23 DOM
14. 2026-06-02
    days on market $69,000 Active 22 DOM
15. 2026-06-01
    days on market $69,000 Active 21 DOM
16. 2026-05-31
    days on market $69,000 Active 20 DOM
17. 2026-05-30
    days on market $69,000 Active 19 DOM
18. 2026-05-14
    status Active 258-char remark

    Show marketing remark (258 chars)

    Check out this 2 Bedroom 2 Bath home with a spacious bonus room and large screened porch. This home is situated on a corner lot and holds lots of potential. Would make a nice starter home or investment property. Text or call today for a private showing!!!!

19. 2026-03-10
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Check out this 2 Bedroom 2 Bath home with a spacious bonus room and large screened porch. This home is situated on a corner lot and holds lots of potential. Would make a nice starter home or investment property. Text or call today for a private showing!!!!

20. 2026-03-08
    listed $69,000 Active 258-char remark

    Show marketing remark (258 chars)

    Check out this 2 Bedroom 2 Bath home with a spacious bonus room and large screened porch. This home is situated on a corner lot and holds lots of potential. Would make a nice starter home or investment property. Text or call today for a private showing!!!!

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $483 · $40/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,307
• − Mortgage interest: −$3,865
• − Property taxes: −$483
• − Insurance: −$345
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,007
• Taxable income: $3,637
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $3,679/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Collinston

• Score: 46/100
• State rank: #451
• US rank: #26513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinston, LA
• Population (ZIP): 1,462

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.58%
• Current HPI: 115.1058
• 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

3 events — show timeline

• 2026-05-14 Relisted — NELABOR
• 2026-03-10 Pending — NELABOR
• 2026-03-08 Listed $69,000 NELABOR

Property tax history

+6.1%/yr

Latest (2024): $483 · +16.2% YoY. Source: county tax records.