11756 Catfish Rd · Oil City, LA 71082

$75,000

1 bd · 1.0 ba · 450 sqft · SingleFamily · 67 Days on market

Built 2002 Fair condition 1.00 ac lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Bring all offers!! This cute lake cabin with Caddo Lake at your front door can be yours! 1 acre is yours to live, play, garden and fish on, and the cabin comes fully furnished with bedroom, living room, bathroom and kitchen furnishings. Kitchen has an electric range, deep double stainless steel sink, full size refrigerator, wood block countertops, decorative lighting and plenty of cabinet space. The bathroom has a stand up shower, toilet and sink. The inside has the perfect cabin feel with paneled walls and beautiful wood ceilings. A window unit supplies heat and cool air as well as a ceiling fan. There is additional storage under the bed, in the long portion of the couch and under the desk. The short portion of the couch has a pull out underneath for additional sleeping space. Oversized entry door. Prior owner had a stacking washer and dryer. Property has well water, septic, water heater and electricity (Swepco). A new owner can put a non slab movable home on the property. Located in a quiet, secluded area. The current owner had the land cleared to give an even broader lake view. Buyer is purchasing the cabin and the improvements. The land only is leased through the Caddo Levee District Board and lease can be transferred at closing to buyer. The new owner can keep the lease for up to 99 years and pass it on to other family members too. The land currently leases for $600 annually and renews every 3 years. Listing agent or your Realtor can provide additional details as well as the Caddo Levee District Board can answer questions. Any improvements to the land must be reviewed and approved by the Caddo Levee District Board.

Key facts

• Decorative lighting
• Paneled walls
• Wood ceilings

Tags

• 1 ACRE
• FULLY FURNISHED
• WOOD BLOCK COUNTERTOPS
• DECORATIVE LIGHTING
• PANELED WALLS
• WOOD CEILINGS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($764 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#432 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Caddo High School (math 22% / reading 47%, grade F, #106 of 265 statewide, top 43%, 344 students, 58% FRL).
• Market conditions: 22 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.2% local appreciation)).
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.72×
• Total profit: $15,118
• Equity at exit: $34,408

10-year hold

• IRR: 14.4%
• Equity multiple: 3.16×
• Total profit: $45,446
• Equity at exit: $53,566

Cash invested: $21,000 (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 71082

• Home prices YoY: 4.3%
• Active inventory: 22
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $764 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $85

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 84%

Sensitivity live

Price	-10% $137	-5% $111	+0% $85	+5% $59	+10% $33
Rent	-10% $25	-5% $55	+0% $85	+5% $115	+10% $146
Rate	-1.0pp $123	-0.5pp $104	base $85	+0.5pp $66	+1.0pp $46

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 67 DOM
2. 2026-06-18
   days on market $75,000 Active 64 DOM
3. 2026-06-17
   days on market $75,000 Active 63 DOM
4. 2026-06-16
   days on market $75,000 Active 62 DOM
5. 2026-06-15
   days on market $75,000 Active 61 DOM
6. 2026-06-14
   days on market $75,000 Active 59 DOM
7. 2026-06-13
   days on market $75,000 Active 58 DOM
8. 2026-06-10
   days on market $75,000 Active 56 DOM
9. 2026-06-09
   days on market $75,000 Active 55 DOM
10. 2026-06-08
    days on market $75,000 Active 54 DOM
11. 2026-06-07
    days on market $75,000 Active 53 DOM
12. 2026-06-05
    days on market $75,000 Active 50 DOM
13. 2026-06-03
    days on market $75,000 Active 49 DOM
14. 2026-06-02
    days on market $75,000 Active 48 DOM
15. 2026-06-01
    days on market $75,000 Active 47 DOM
16. 2026-05-31
    days on market $75,000 Active 46 DOM
17. 2026-05-30
    days on market $75,000 Active 45 DOM
18. 2026-04-15
    listed $80,000 Active 1664-char remark

    Show marketing remark (1664 chars)

    Bring all offers!! This cute lake cabin with Caddo Lake at your front door can be yours! 1 acre is yours to live, play, garden and fish on, and the cabin comes fully furnished with bedroom, living room, bathroom and kitchen furnishings. Kitchen has an electric range, deep double stainless steel sink, full size refrigerator, wood block countertops, decorative lighting and plenty of cabinet space. The bathroom has a stand up shower, toilet and sink. The inside has the perfect cabin feel with paneled walls and beautiful wood ceilings. A window unit supplies heat and cool air as well as a ceiling fan. There is additional storage under the bed, in the long portion of the couch and under the desk. The short portion of the couch has a pull out underneath for additional sleeping space. Oversized entry door. Prior owner had a stacking washer and dryer. Property has well water, septic, water heater and electricity (Swepco). A new owner can put a non slab movable home on the property. Located in a quiet, secluded area. The current owner had the land cleared to give an even broader lake view. Buyer is purchasing the cabin and the improvements. The land only is leased through the Caddo Levee District Board and lease can be transferred at closing to buyer. The new owner can keep the lease for up to 99 years and pass it on to other family members too. The land currently leases for $600 annually and renews every 3 years. Listing agent or your Realtor can provide additional details as well as the Caddo Levee District Board can answer questions. Any improvements to the land must be reviewed and approved by the Caddo Levee District Board.

19. 2024-02-20
    soldstatus Closed 111-char remark

    Show marketing remark (111 chars)

    Need a break? Come get away from it all and slow down in this cute cabin retreat. See the lake on Jeems Bayou.

20. 2024-02-08
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Need a break? Come get away from it all and slow down in this cute cabin retreat. See the lake on Jeems Bayou.

21. 2023-11-26
    listed $59,900 Active 111-char remark

    Show marketing remark (111 chars)

    Need a break? Come get away from it all and slow down in this cute cabin retreat. See the lake on Jeems Bayou.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $9,168
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$2,182
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,066/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This lake cabin is in fair condition with average interior and exterior features. It requires moderate repairs to the siding and landscaping to improve its curb appeal and overall value.

Repairs flagged

• Moderate Siding — Weathered and discolored in some areas.
• Minor Landscaping — Overgrown and needs trimming.

Value-add opportunities

• Both Landscaping — Improving curb appeal and enhancing the property's aesthetic.
• Both Siding repair — Enhances the property's appearance and may increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and discolored in some areas.	Moderate	$3,000–15,000
Landscaping · Overgrown and needs trimming.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Landscaping — Improving curb appeal and enhancing the property's aesthetic. ↑
• Both Siding repair — Enhances the property's appearance and may increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Oil City

• Score: 49/100
• State rank: #432
• US rank: #25862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,834
• Population (ZIP): 3,774

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Two or more races 3%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 76.973
• 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

+33.6% since first listed

4 events — show timeline

• 2026-04-15 Listed $80,000 NTREIS
• 2024-02-20 Sold (MLS) — NTREIS
• 2024-02-08 Pending — NTREIS
• 2023-11-26 Listed $59,900 NTREIS