53314 Clydesdale Dr · Franklinton, LA 70438

$152,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 276 Days on market

Built 2024 Excellent condition 1.00 ac lot $133/sqft · at area comps Est $158k · at est.

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Why this score? — see what drove the D 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 +11.3/30.0
• ARV discount +9.2/15.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY! Brand new 3 bedroom, 2 bathroom home featuring an extra large closet and double vanities in the primary bedroom, Frigidaire appliances, and beautiful white cabinets and countertops. 8'x8' covered front porch and 8'x16' back porch that overlook the property. Schedule a showing today! Video Tour is available upon request. Remaining 12 lots are available for pre-sale and may be customized.

Key facts

• Covered front porch
• White cabinets
• Extra large closet

Tags

• EXTRA LARGE CLOSET
• DOUBLE VANITIES
• FRIGIDAIRE APPLIANCES
• WHITE CABINETS
• COVERED FRONT PORCH
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-55 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (17.1% below list).
• Recommended offer: $126k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Franklinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment 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.
• Zoned schools: Franklinton Primary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 664 students, 56% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 57% FRL vs 77% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 288 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $125,944 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $157,885
• List price: $152,000
• Delta: -3.73%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53326 Clydesdale Dr	0.00mi	3/2.0	1,140 (0%)	10mo	$157,000	$138	92

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-28,145
• Equity at exit: $22,664

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-28,981
• Equity at exit: $13,142

Cash invested: $42,560 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 288
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$797
• Tax est. 1.5%: −$190 /mo · $2,280/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-55

Break-even live

Break-even rent $1,330

Max offer price $143,972

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-3	+0% $-55	+5% $-108	+10% $-161
Rent	-10% $-155	-5% $-105	+0% $-55	+5% $-6	+10% $44
Rate	-1.0pp $21	-0.5pp $-17	base $-55	+0.5pp $-95	+1.0pp $-135

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: $38,000
• Closing costs: $4,560
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $152,000 Active 276 DOM
2. 2026-08-07
   days on market $152,000 Active 275 DOM
3. 2026-08-06
   days on market $152,000 Active 274 DOM
4. 2026-08-05
   days on market $152,000 Active 273 DOM
5. 2026-08-04
   days on market $152,000 Active 272 DOM
6. 2026-08-03
   days on market $152,000 Active 271 DOM
7. 2026-07-31
   days on market $152,000 Active 268 DOM
8. 2026-07-30
   days on market $152,000 Active 267 DOM
9. 2026-07-30
   days on market $152,000 Active 266 DOM
10. 2026-07-28
    days on market $152,000 Active 265 DOM
11. 2026-07-26
    days on market $152,000 Active 263 DOM
12. 2026-07-24
    days on market $152,000 Active 261 DOM
13. 2026-07-23
    days on market $152,000 Active 260 DOM
14. 2026-07-22
    days on market $152,000 Active 259 DOM
15. 2026-07-21
    days on market $152,000 Active 258 DOM
16. 2026-07-20
    days on market $152,000 Active 257 DOM
17. 2026-07-18
    days on market $152,000 Active 255 DOM
18. 2026-07-18
    days on market $152,000 Active 254 DOM
19. 2026-07-16
    days on market $152,000 Active 253 DOM
20. 2026-07-15
    days on market $152,000 Active 252 DOM
21. 2026-07-14
    days on market $152,000 Active 251 DOM
22. 2026-07-13
    days on market $152,000 Active 250 DOM
23. 2026-07-13
    days on market $152,000 Active 249 DOM
24. 2026-07-11
    days on market $152,000 Active 248 DOM
25. 2026-07-10
    days on market $152,000 Active 247 DOM
26. 2026-07-09
    days on market $152,000 Active 246 DOM
27. 2026-07-07
    days on market $152,000 Active 244 DOM
28. 2026-07-06
    days on market $152,000 Active 243 DOM
29. 2026-07-05
    days on market $152,000 Active 242 DOM
30. 2026-07-03
    days on market $152,000 Active 240 DOM
31. 2026-07-02
    days on market $152,000 Active 239 DOM
32. 2026-07-01
    days on market $152,000 Active 238 DOM
33. 2026-06-30
    days on market $152,000 Active 237 DOM
34. 2026-06-29
    days on market $152,000 Active 236 DOM
35. 2026-06-28
    days on market $152,000 Active 235 DOM
36. 2026-06-27
    days on market $152,000 Active 234 DOM
37. 2026-06-27
    days on market $152,000 Active 233 DOM
38. 2026-06-25
    pricedays on market $152,000 Active 231 DOM
39. 2026-06-22
    days on market $154,500 Active 229 DOM
40. 2026-06-21
    days on market $154,500 Active 228 DOM
41. 2026-06-18
    days on market $154,500 Active 225 DOM
42. 2026-06-17
    days on market $154,500 Active 224 DOM
43. 2026-06-16
    days on market $154,500 Active 223 DOM
44. 2026-06-15
    days on market $154,500 Active 222 DOM
45. 2026-06-13
    days on market $154,500 Active 220 DOM
46. 2026-06-10
    days on market $154,500 Active 217 DOM
47. 2026-06-09
    days on market $154,500 Active 216 DOM
48. 2026-06-08
    days on market $154,500 Active 215 DOM
49. 2026-06-07
    days on market $154,500 Active 214 DOM
50. 2026-06-03
    days on market $154,500 Active 210 DOM

ⓘ 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 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: $15,113
• − Mortgage interest: −$8,514
• − Property taxes: −$2,280
• − Insurance: −$760
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,422
• Taxable loss: −$3,281
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $122/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 · 6 photos

Excellent 100/100 None rehab

This move-in ready home is in excellent condition with modern finishes and a well-maintained exterior. Minor landscaping and painting improvements can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior trim — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping around the front porch — Enhances the front entrance and adds to the home's curb appeal. ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Franklinton Primary School F LA #359/646 Nat'l #28,475/41,679 Middle Franklinton Junior High School F LA #82/218 Nat'l #7,065/14,009 High Franklinton High School F LA #106/265 Nat'l #9,639/17,239

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

C Composite livability gradescore 69/100

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington · 44,642 people
• Population (ZIP): 19,935
• Household income: $50,667
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

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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: ▼ -31.73%
• Current HPI: 191.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-0.2% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $154,700 AcadianaMLS
• 2026-05-07 Price Changed $154,700 GSREIN
• 2025-12-04 Price Changed $154,750 AcadianaMLS
• 2025-12-04 Price Changed $154,750 GSREIN
• 2025-10-27 Listed $155,000 GSREIN
• 2025-10-27 Listed $155,000 AcadianaMLS
• 2025-08-08 Price Changed $154,980 AcadianaMLS
• 2025-08-08 Price Changed $154,980 GSREIN
• 2025-06-02 Price Changed $154,985 AcadianaMLS
• 2025-06-02 Price Changed $154,985 GSREIN
• 2025-04-17 Price Changed $154,995 AcadianaMLS
• 2025-04-17 Price Changed $154,995 GSREIN
• 2025-04-08 Listed $155,000 AcadianaMLS