2014 Tower Rd · Pitkin, LA 70656

$165,000

4 bd · 2.0 ba · 1,454 sqft · SingleFamily · 42 Days on market

6.50 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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A great find for anyone looking to invest in a property you can make your own with room to grow. Home is a 4 bedroom 2 bath with 6.5 acres. Beautiful old home place close to the back of the property with old water well and electricity already in place. If you are looking for a home with acreage that you can make your own. There is also a pond on the property CHECK THIS ONE OUT.

Key facts

• Pond
• Old water well
• 6.5 acres

Tags

• 6.5 ACRES
• OLD WATER WELL
• ELECTRICITY ALREADY IN PLACE
• POND

Property features AI

Exterior

• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One story; Residential property
• Exterior features: Composition roof; 6.5-acre lot; Residential zoning

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan cooling
• Interior features: Ceiling fans; Carpet and vinyl flooring; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $67 ($806/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 $133k (19.5% below list).
• Recommended offer: $133k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#102 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,771 (19.5% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 20% 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.76×
• Total profit: $35,071
• Equity at exit: $85,885

10-year hold

• IRR: 13.7%
• Equity multiple: 3.29×
• Total profit: $105,905
• Equity at exit: $142,280

Cash invested: $46,200 (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 70656

• Home prices YoY: 4.9%
• Active inventory: 26
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $67

Break-even live

Break-even rent $1,243

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 42 DOM
2. 2026-06-18
   days on market $165,000 Active 41 DOM
3. 2026-06-17
   days on market $165,000 Active 40 DOM
4. 2026-06-16
   days on market $165,000 Active 39 DOM
5. 2026-06-15
   days on market $165,000 Active 38 DOM
6. 2026-06-14
   days on market $165,000 Active 36 DOM
7. 2026-06-12
   days on market $165,000 Active 35 DOM
8. 2026-06-09
   days on market $165,000 Active 32 DOM
9. 2026-06-08
   days on market $165,000 Active 31 DOM
10. 2026-06-07
    days on market $165,000 Active 30 DOM
11. 2026-06-07
    days on market $165,000 Active 29 DOM
12. 2026-06-04
    days on market $165,000 Active 26 DOM
13. 2026-06-02
    days on market $165,000 Active 25 DOM
14. 2026-06-01
    days on market $165,000 Active 24 DOM
15. 2026-05-31
    days on market $165,000 Active 23 DOM
16. 2026-05-31
    days on market $165,000 Active 22 DOM
17. 2026-05-08
    listed $165,000 Active 381-char remark

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$335/yr (+$28/mo · 58.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,933
• − Mortgage interest: −$9,243
• − Property taxes: −$572
• − Insurance: −$825
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,800
• Taxable loss: −$2,056
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,300/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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Pitkin

• Score: 68/100
• State rank: #102
• US rank: #10090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,488

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Native American 1% Hispanic / Latino 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.23%
• Current HPI: 91.0868
• 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

1 event — show timeline

• 2026-05-08 Listed $165,000 GFPAR

Property tax history

+1.6%/yr

Latest (2025): $572 · -5.9% YoY. Source: county tax records.