718 Skinner Ln · Oak Grove, LA 71263

$58,400

2 bd · 1.5 ba · 2,328 sqft · SingleFamily public records · 167 Days on market

Built 1945 $25/sqft · 56% below area ↓ 30% 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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

Key facts

• Acre of land
• 6 additional rooms
• Listed 167 days

Tags

• ACRE OF LAND
• 6 ADDITIONAL ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#224 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• West Carroll Parish (rural): math 25% / reading 34% proficiency, ranked #46 of 98 in LA (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• West Carroll County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.79% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $133,105
• List price: $58,400
• Delta: -56.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Marietta St	0.61mi	3/2.0 (+1)	2,171 (-7%)	22mo	$210,000	$97	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 28.3%
• Equity multiple: 2.18×
• Total profit: $19,266
• Equity at exit: $8,708

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $53,766
• Equity at exit: $5,049

Cash invested: $16,352 (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 71263

• Home prices YoY: -5.4%
• Active inventory: 38
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$306
• Tax from tax record: −$45 /mo · $535/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $451

Break-even live

Break-even rent $475

Max offer price $58,400

Occupancy floor 52%

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: $14,600
• Closing costs: $1,752
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-13
   price $58,400 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

2. 2026-03-11
   status Active 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

3. 2026-03-11
   price $63,400 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

4. 2026-02-11
   price $68,910 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

5. 2026-01-07
   price $74,900 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

6. 2025-12-10
   listed $84,000 Active 307-char remark

   Show marketing remark (307 chars)

   Looking for a large home in Oak Grove? Here it is. This property is a blank slate. With over 2,300 hsf of living area, situated on an acre of land, this home has plenty of potential. This 2 bedroom 1.5 bath home has 6 additional rooms that can be made into whatever you like. Don't wait; come see it today!

ⓘ 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: $535 · $45/mo
• Projected year-2 tax: $535 · $45/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $12,552
• − Mortgage interest: −$3,271
• − Property taxes: −$535
• − Insurance: −$292
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$1,699
• Taxable income: $4,746
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,274/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: West Carroll Parish
• NCES district ID: 2201950
• Math proficiency: 25% ▼ -35.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $34,471
• Composite: 24.27/100
• National rank: #7717
• State rank: #46 of 98 in LA

Livability — Oak Grove

• Score: 62/100
• State rank: #224
• US rank: #17232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,241

Population outlook (West Carroll County) Hauer SSP2

• Today (2025): 10,760 people
• By 2030: 10,411 · -3.2%
• By 2040: 9,728 · -9.6%
• By 2050: 9,053 · -15.9%
• By 2075: 7,599 · -29.4%
• By 2100: 6,174 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · West Carroll

• 2024 margin: Solid R (+74.0) · D 12.6% · R 86.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -63.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.4 2016: R+68.4 2012: R+61.0 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.84%
• Current HPI: 226.54
• 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

-30.5% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $58,400 NELABOR
• 2026-03-11 Relisted — NELABOR
• 2026-03-11 Price Changed $63,400 NELABOR
• 2026-02-11 Price Changed $68,910 NELABOR
• 2026-01-07 Price Changed $74,900 NELABOR
• 2025-12-10 Listed $84,000 NELABOR

Property tax history

+0.8%/yr

Latest (2025): $535 · -10.4% YoY. Source: county tax records.