127 Hickory St · Pineville, LA 71360

$38,000

3 bd · 1.0 ba · 1,940 sqft · Other public records · 143 Days on market

Built 1971 0.38 ac lot $20/sqft · 267% above area

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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 +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL!!! Great property across the street softball fields in Pineville. Conveniently located by Pineville Expressway. INVESTORS, this property could be converted into a triplex. On premises you will find the house, additionally there is a barn that needs work, two driveways, one on Hickory St, the other on Lewis St. Needs new A/C system. Home had Central Air & heat; ducts are still in place, as well as vents.

Key facts

• Two driveways
• Central air & heat
• 0.38 acre lot

Tags

• CONVERTED INTO A TRIPLEX
• TWO DRIVEWAYS
• CENTRAL AIR & HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.8% vs local median 4.2% in Pineville — 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 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, 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: 240 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 $263 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $38k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1971 — 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. 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?
7. 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.
8. 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.
9. 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: 3.57% ✓
• Cap rate: 31.84%
• Cash-on-cash: 91.25%
• DSCR: 5.06
• GRM: 2.3

CMA / ARV

• ARV (median comp): $10,485
• List price: $38,000
• Delta: 262.43%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 92.0%
• Equity multiple: 5.27×
• Total profit: $45,395
• Equity at exit: $5,666

10-year hold

• IRR: 94.9%
• Equity multiple: 10.96×
• Total profit: $105,967
• Equity at exit: $3,286

Cash invested: $10,640 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 240
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $809

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 35%

Sensitivity live

Price	-10% $835	-5% $822	+0% $809	+5% $796	+10% $783
Rent	-10% $702	-5% $756	+0% $809	+5% $863	+10% $916
Rate	-1.0pp $828	-0.5pp $819	base $809	+0.5pp $799	+1.0pp $789

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $38,000 Active 143 DOM
2. 2026-06-19
   days on market $38,000 Active 140 DOM
3. 2026-06-18
   days on market $38,000 Active 139 DOM
4. 2026-06-17
   price $38,000 Active 138 DOM
5. 2026-06-17
   days on market $40,000 Active 138 DOM
6. 2026-06-16
   days on market $40,000 Active 137 DOM
7. 2026-06-15
   days on market $40,000 Active 136 DOM
8. 2026-06-14
   days on market $40,000 Active 134 DOM
9. 2026-06-13
   days on market $40,000 Active 133 DOM
10. 2026-06-10
    days on market $40,000 Active 131 DOM
11. 2026-06-09
    days on market $40,000 Active 130 DOM
12. 2026-06-08
    days on market $40,000 Active 129 DOM
13. 2026-06-07
    days on market $40,000 Active 128 DOM
14. 2026-06-03
    days on market $40,000 Active 124 DOM
15. 2026-06-02
    days on market $40,000 Active 123 DOM
16. 2026-06-01
    days on market $40,000 Active 122 DOM
17. 2026-05-31
    days on market $40,000 Active 121 DOM
18. 2026-05-30
    days on market $40,000 Active 120 DOM
19. 2026-05-15
    status Active 428-char remark

    Show marketing remark (428 chars)

    INVESTORS SPECIAL!!! Great property across the street softball fields in Pineville. Conveniently located by Pineville Expressway. INVESTORS, this property could be converted into a triplex. On premises you will find the house, additionally there is a barn that needs work, two driveways, one on Hickory St, the other on Lewis St. Needs new A/C system. Home had Central Air & heat; ducts are still in place, as well as vents.

20. 2026-05-08
    status Pending 428-char remark

    Show marketing remark (428 chars)

    INVESTORS SPECIAL!!! Great property across the street softball fields in Pineville. Conveniently located by Pineville Expressway. INVESTORS, this property could be converted into a triplex. On premises you will find the house, additionally there is a barn that needs work, two driveways, one on Hickory St, the other on Lewis St. Needs new A/C system. Home had Central Air & heat; ducts are still in place, as well as vents.

21. 2026-03-11
    price $40,000 428-char remark

    Show marketing remark (428 chars)

    INVESTORS SPECIAL!!! Great property across the street softball fields in Pineville. Conveniently located by Pineville Expressway. INVESTORS, this property could be converted into a triplex. On premises you will find the house, additionally there is a barn that needs work, two driveways, one on Hickory St, the other on Lewis St. Needs new A/C system. Home had Central Air & heat; ducts are still in place, as well as vents.

22. 2026-01-22
    listed $45,000 Active 428-char remark

    Show marketing remark (428 chars)

    INVESTORS SPECIAL!!! Great property across the street softball fields in Pineville. Conveniently located by Pineville Expressway. INVESTORS, this property could be converted into a triplex. On premises you will find the house, additionally there is a barn that needs work, two driveways, one on Hickory St, the other on Lewis St. Needs new A/C system. Home had Central Air & heat; ducts are still in place, as well as vents.

23. 2025-10-15
    soldstatus $17,000
24. 2020-08-06
    soldstatus $5,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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: $16,279
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,105
• Taxable income: $9,680
• Est. tax owed @ 24.0%: −$2,323
• After-tax cash flow: $7,386/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: 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 — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineville, LA
• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

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 (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+700.0% since first listed

6 events — show timeline

• 2026-05-15 Relisted — AcadianaMLS
• 2026-05-08 Pending — AcadianaMLS
• 2026-03-11 Price Changed $40,000 AcadianaMLS
• 2026-01-22 Listed $45,000 AcadianaMLS
• 2025-10-15 Sold (Public Records) $17,000 Public Records
• 2020-08-06 Sold (Public Records) $5,000 Public Records

Property tax history

-21.0%/yr

Latest (2025): $52 · +11.9% YoY. Source: county tax records.