804 Melrose St · Pineville, LA 71360

$117,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 66 Days on market

Built 1960 4,356 sqft lot $87/sqft · at area comps Est $120k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.6/15.0
• 1% rule +6.1/10.0
• 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

Nestled on a desirable corner lot in the heart of Pineville, Louisiana, this charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort, convenience, and Southern charm. Whether you're a first-time buyer or looking for a place to put down roots, this property checks all the boxes. Step inside and discover spacious bedrooms designed with rest and relaxation in mind, along with a functional kitchen ready for everything from weeknight dinners to weekend gatherings. The thoughtful layout makes everyday living a breeze. Outside, the corner lot provides added space, curb appeal, and a sense of openness that's hard to find. Located just minutes from top-rated local schools, shopping, and some of Pineville's best dining, you'll enjoy the tranquility of a quiet neighborhood without sacrificing the convenience of city life. Pineville is one of Central Louisiana's most welcoming communities situated just across the Red River from Alexandria, with access to parks, recreational areas, and a tight-knit community that truly feels like home. Don't miss your chance to own a piece of this wonderful city. Schedule your private showing today!

Key facts

• Functional kitchen
• Access to parks
• Recreational areas

Tags

• CORNER LOT
• FUNCTIONAL KITCHEN
• QUIET NEIGHBORHOOD
• TOP RATED LOCAL SCHOOLS
• ACCESS TO PARKS
• RECREATIONAL AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.3% 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: 239 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $809 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $117k implies a 95% 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 $109,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.11% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

• ARV (median comp): $120,000
• List price: $117,000
• Delta: -2.50%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Edenborn St	0.23mi	3/2.0	1,386 (+3%)	1mo	$119,000	$86	80
221 Ruth St	0.40mi	2/2.0 (-1)	1,195 (-12%)	4mo	$136,000	$114	50
119 Allen St	0.55mi	2/1.0 (-1)	1,198 (-11%)	2mo	$108,000	$90	48
44 Valley St	0.53mi	3/1.0	1,168 (-14%)	12mo	$83,500	$71	43

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $687
• Equity at exit: $17,445

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $25,801
• Equity at exit: $10,116

Cash invested: $32,760 (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: 239
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $309

Break-even live

Break-even rent $913

Max offer price $117,000

Occupancy floor 71%

Sensitivity live

Price	-10% $375	-5% $342	+0% $309	+5% $276	+10% $243
Rent	-10% $206	-5% $257	+0% $309	+5% $361	+10% $412
Rate	-1.0pp $368	-0.5pp $339	base $309	+0.5pp $279	+1.0pp $248

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Russell Ct Pineville, LA	2.0	2.0	1150	$1,300	$1.13	45d	1	0.56mi

Listing history 20 events

1. 2026-06-19
   days on market $117,000 Active 66 DOM
2. 2026-06-18
   days on market $117,000 Active 65 DOM
3. 2026-06-17
   days on market $117,000 Active 64 DOM
4. 2026-06-16
   days on market $117,000 Active 63 DOM
5. 2026-06-15
   days on market $117,000 Active 62 DOM
6. 2026-06-14
   days on market $117,000 Active 60 DOM
7. 2026-06-13
   days on market $117,000 Active 59 DOM
8. 2026-06-10
   days on market $117,000 Active 57 DOM
9. 2026-06-09
   days on market $117,000 Active 56 DOM
10. 2026-06-08
    days on market $117,000 Active 55 DOM
11. 2026-06-07
    days on market $117,000 Active 54 DOM
12. 2026-06-03
    days on market $117,000 Active 50 DOM
13. 2026-06-02
    days on market $117,000 Active 49 DOM
14. 2026-06-01
    days on market $117,000 Active 48 DOM
15. 2026-05-31
    days on market $117,000 Active 47 DOM
16. 2026-05-30
    days on market $117,000 Active 46 DOM
17. 2026-05-16
    price $117,000 1153-char remark

    Show marketing remark (1153 chars)

    Nestled on a desirable corner lot in the heart of Pineville, Louisiana, this charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort, convenience, and Southern charm. Whether you're a first-time buyer or looking for a place to put down roots, this property checks all the boxes. Step inside and discover spacious bedrooms designed with rest and relaxation in mind, along with a functional kitchen ready for everything from weeknight dinners to weekend gatherings. The thoughtful layout makes everyday living a breeze. Outside, the corner lot provides added space, curb appeal, and a sense of openness that's hard to find. Located just minutes from top-rated local schools, shopping, and some of Pineville's best dining, you'll enjoy the tranquility of a quiet neighborhood without sacrificing the convenience of city life. Pineville is one of Central Louisiana's most welcoming communities situated just across the Red River from Alexandria, with access to parks, recreational areas, and a tight-knit community that truly feels like home. Don't miss your chance to own a piece of this wonderful city. Schedule your private showing today!

18. 2026-04-14
    listed $120,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    Nestled on a desirable corner lot in the heart of Pineville, Louisiana, this charming 3-bedroom, 2-bathroom home offers the perfect blend of comfort, convenience, and Southern charm. Whether you're a first-time buyer or looking for a place to put down roots, this property checks all the boxes. Step inside and discover spacious bedrooms designed with rest and relaxation in mind, along with a functional kitchen ready for everything from weeknight dinners to weekend gatherings. The thoughtful layout makes everyday living a breeze. Outside, the corner lot provides added space, curb appeal, and a sense of openness that's hard to find. Located just minutes from top-rated local schools, shopping, and some of Pineville's best dining, you'll enjoy the tranquility of a quiet neighborhood without sacrificing the convenience of city life. Pineville is one of Central Louisiana's most welcoming communities situated just across the Red River from Alexandria, with access to parks, recreational areas, and a tight-knit community that truly feels like home. Don't miss your chance to own a piece of this wonderful city. Schedule your private showing today!

19. 2015-07-01
    soldstatus $60,000
20. 2014-07-16
    listed $78,900

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $708 · $59/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $15,650
• − Mortgage interest: −$6,554
• − Property taxes: −$708
• − Insurance: −$585
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,404
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,253/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

+48.3% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $117,000 AcadianaMLS
• 2026-04-14 Listed $120,000 AcadianaMLS
• 2015-07-01 Sold (Public Records) $60,000 Public Records
• 2014-07-16 Listed $78,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $708 · +13.9% YoY. Source: county tax records.