232 Carver St · Grambling, LA 71245

$95,000

2 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 37 Days on market

Built 1972 0.29 ac lot $79/sqft · 37% below area Est $152k · 37% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Opportunity! 2 bedroom, 1 bath home near GSU

Key facts

• 0.29 acre lot
• Garage
• Built 1972

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage (1 car); Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; No natural gas available
• Home design: Single family residence; One-story entry level; Site-built construction
• Construction: Vinyl siding and brick veneer exterior; Asphalt roof; Slab foundation; Built as residential Single Family Residence
• Exterior features: Cleared lot; Paved road access

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fan(s); No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $-5 ($-62/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (10.5% below list).
• Recommended offer: $85k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#159 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $3k appreciation (2.8% local appreciation)).
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000 (10.5% 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 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $151,957
• List price: $95,000
• Delta: -37.48%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

2.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.38×
• Total profit: $10,174
• Equity at exit: $41,686

10-year hold

• IRR: 9.7%
• Equity multiple: 2.43×
• Total profit: $37,939
• Equity at exit: $63,454

Cash invested: $26,600 (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 71245

• Home prices YoY: 2.6%
• Active inventory: 33
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$40
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-5

Break-even live

Break-even rent $856

Max offer price $94,094

Occupancy floor 96%

Sensitivity live

Price	-10% $49	-5% $22	+0% $-5	+5% $-32	+10% $-59
Rent	-10% $-72	-5% $-39	+0% $-5	+5% $28	+10% $62
Rate	-1.0pp $43	-0.5pp $19	base $-5	+0.5pp $-30	+1.0pp $-55

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Sims Ave Grambling, LA	2.0	1.0	704	$850	$1.21	44d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $95,000 Active 37 DOM
2. 2026-06-18
   days on market $95,000 Active 36 DOM
3. 2026-06-17
   days on market $95,000 Active 35 DOM
4. 2026-06-16
   days on market $95,000 Active 34 DOM
5. 2026-06-15
   days on market $95,000 Active 33 DOM
6. 2026-06-14
   days on market $95,000 Active 31 DOM
7. 2026-06-12
   days on market $95,000 Active 30 DOM
8. 2026-06-09
   days on market $95,000 Active 27 DOM
9. 2026-06-08
   days on market $95,000 Active 26 DOM
10. 2026-06-07
    days on market $95,000 Active 25 DOM
11. 2026-06-05
    days on market $95,000 Active 22 DOM
12. 2026-06-03
    days on market $95,000 Active 21 DOM
13. 2026-06-02
    days on market $95,000 Active 20 DOM
14. 2026-06-01
    days on market $95,000 Active 19 DOM
15. 2026-05-31
    days on market $95,000 Active 18 DOM
16. 2026-05-30
    days on market $95,000 Active 17 DOM
17. 2026-05-13
    listed $95,000 Active 61-char remark
18. 2009-02-09
    soldstatus $68,000
19. 2007-08-31
    soldstatus

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $10,200
• − Mortgage interest: −$5,321
• − Property taxes: −$869
• − Insurance: −$1,272
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,764
• Taxable loss: −$1,658
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $336/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Grambling

• Score: 64/100
• State rank: #159
• US rank: #13644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grambling, LA
• City population: 4,176
• Population (ZIP): 4,176

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% White 9% Two or more races 5%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.81%
• Current HPI: 110.5684
• 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

+39.7% since first listed

3 events — show timeline

• 2026-05-13 Listed $95,000 NELABOR
• 2009-02-09 Sold (Public Records) $68,000 Public Records
• 2007-08-31 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $869 · -0.0% YoY. Source: county tax records.