506 Laurel St · Vidalia, LA 71373

$79,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily · 30 Days on market

Built 1960 6,969 sqft lot $71/sqft · 31% below area Est $115k · 31% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +8.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Looking to get into the Vidalia school system? This 3 bedroom 1 bathroom needs your touch and is walking distance to Vidalia Lower Elementary and Vidalia Upper Elementary. Look and see if this is your new home!

Key facts

• 6,969 sq ft lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($546 loan paydown + $6k appreciation (7.0% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
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: 1.36% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $115,043
• List price: $79,000
• Delta: -31.33%
• 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
1102 Pecan St	0.69mi	3/1.0	1,100 (-2%)	20mo	$125,000	$114	48

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

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 3.33×
• Total profit: $51,553
• Equity at exit: $54,606

10-year hold

• IRR: 31.2%
• Equity multiple: 6.96×
• Total profit: $131,740
• Equity at exit: $103,600

Cash invested: $22,120 (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 71373

• Home prices YoY: 6.3%
• Active inventory: 40
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$21 /mo · $250/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $379

Break-even live

Break-even rent $592

Max offer price $79,000

Occupancy floor 60%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   statusdays on market $79,000 Pending 30 DOM
2. 2026-06-09
   status $79,000 Active 29 DOM
3. 2026-05-16
   status Pending 212-char remark

   Show marketing remark (212 chars)

   Looking to get into the Vidalia school system? This 3 bedroom 1 bathroom needs your touch and is walking distance to Vidalia Lower Elementary and Vidalia Upper Elementary. Look and see if this is your new home!

4. 2026-04-17
   listed $79,000 Active 212-char remark

   Show marketing remark (212 chars)

   Looking to get into the Vidalia school system? This 3 bedroom 1 bathroom needs your touch and is walking distance to Vidalia Lower Elementary and Vidalia Upper Elementary. Look and see if this is your new home!

ⓘ 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: $250 · $21/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$184/yr (+$15/mo · 73.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $12,864
• − Mortgage interest: −$4,425
• − Property taxes: −$250
• − Insurance: −$395
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,298
• Taxable income: $3,437
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,721/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 5,754

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 24% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 117.3895
• 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

2 events — show timeline

• 2026-05-16 Pending — MLSU
• 2026-04-17 Listed $79,000 MLSU

Property tax history

-0.2%/yr

Latest (2025): $250 · +0.6% YoY. Source: county tax records.