140 Ryan Ave · Boyce, LA 71409

$127,000

3 bd · 2.0 ba · 1,694 sqft · SingleFamily · 46 Days on market

Built 1985 Good condition 0.33 ac lot $75/sqft · 15% below area Est $149k · 15% under ↓ 15% since listing

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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 +17.4/30.0
• ARV discount +14.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Frame on pier and beam dwelling located on a corner lot on the outskirts of the town of Boyce. Nice back deck and front porch for morning coffee. .. Real Estate Agents please see agent remarks.

Key facts

• Front porch
• Back deck
• Corner lot

Tags

• CORNER LOT
• BACK DECK
• FRONT PORCH

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single-family residence
• Construction: Frame construction; Composition roof
• Exterior features: No fencing; Composition roof; Frame construction

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Bedroom 1; Bedroom 2; Bedroom 3; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (3.9% below list).
• Recommended offer: $122k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#345 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 54 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 98% 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 $122,074 (3.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.7

CMA / ARV

• ARV (median comp): $148,596
• List price: $127,000
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Bath House Rd	0.42mi	3/2.0	1,519 (-10%)	19mo	$192,000	$126	47

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-14,512
• Equity at exit: $18,936

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-4,787
• Equity at exit: $10,981

Cash invested: $35,560 (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 71409

• Home prices YoY: -19.6%
• Active inventory: 54
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $95

Break-even live

Break-even rent $1,100

Max offer price $127,000

Occupancy floor 87%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $127,000 Active 46 DOM
2. 2026-06-18
   days on market $127,000 Active 45 DOM
3. 2026-06-17
   days on market $127,000 Active 44 DOM
4. 2026-06-16
   days on market $127,000 Active 43 DOM
5. 2026-06-15
   days on market $127,000 Active 42 DOM
6. 2026-06-14
   days on market $127,000 Active 40 DOM
7. 2026-06-13
   pricedays on market $127,000 Active 39 DOM
8. 2026-06-10
   days on market $136,900 Active 37 DOM
9. 2026-06-09
   days on market $136,900 Active 36 DOM
10. 2026-06-08
    days on market $136,900 Active 35 DOM
11. 2026-06-07
    days on market $136,900 Active 34 DOM
12. 2026-06-03
    days on market $136,900 Active 30 DOM
13. 2026-06-02
    days on market $136,900 Active 29 DOM
14. 2026-06-01
    days on market $136,900 Active 28 DOM
15. 2026-05-31
    days on market $136,900 Active 27 DOM
16. 2026-05-30
    days on market $136,900 Active 26 DOM
17. 2026-05-04
    listed $136,900 Active 192-char remark
18. 2023-03-08
    listed $149,900

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,649
• − Mortgage interest: −$7,114
• − Property taxes: −$1,805
• − Insurance: −$635
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,695
• Taxable loss: −$943
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,367/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 · 11 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent updates, including new flooring and paint. It is move-in ready and has a good curb appeal.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves the home's appearance and attracts potential buyers/tenants.
• Both New flooring in the kitchen and bathrooms — Enhances the home's functionality and appeal, making it more attractive to buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves the home's appearance and attracts potential buyers/tenants. ↑
• Both New flooring in the kitchen and bathrooms — Enhances the home's functionality and appeal, making it more attractive to buyers and renters. ↑

ⓘ 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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Boyce

• Score: 56/100
• State rank: #345
• US rank: #22945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,672

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 24% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 14% Arab 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.20%
• Current HPI: 217.5215
• 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

-15.3% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $127,000 AcadianaMLS
• 2026-05-04 Listed $136,900 AcadianaMLS
• 2023-03-08 Listed $149,900 AcadianaMLS

Property tax history

+23.2%/yr

Latest (2025): $1,805 · +0.2% YoY. Source: county tax records.