159 Bursley Bayou Rd · Jena, LA 71343

$172,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 49 Days on market

Built 1986 2.00 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.4/10.0

Listing remarks

If your are looking for a nice cottage on a beautiful tree shaded lot located in the middle of a sportsman paradise, just a few minutes from Black River Lake and Catahoula National Wildlife Refuge with plenty of privacy, look no further. This four bedroom three bath home with solid wood cabinetry on two acres with a metal roof has a gas range, wood burning fireplace, new flooring throughout , updated primary bath , and a two car detached garage with storage is perfect for a first time home owner or growing family. Enjoy your morning coffee on the custom spacious front porch and relax and entertain on the back porch for outdoor cooking. Additionally this property has an in ground pool, an ol

Key facts

• Old fashion red barn
• In ground pool
• Room for gardening

Tags

• CUSTOM SPACIOUS FRONT PORCH
• IN GROUND POOL
• OLD FASHION RED BARN
• ROOM FOR GARDENING

Property features AI

Exterior

• Parking: Detached parking
• Security: Handicap accessible features
• Utilities: Propane
• Home design: Single family residence
• Construction: Vinyl siding; Metal roof
• Exterior features: Chain link and other fencing; In-ground pool; Barn(s) on the property; Acreage

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Has heating and cooling
• Interior features: Includes living room and kitchen; Bedrooms present (see Bedrooms section)
• Laundry & utility: Propane available for utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (34.0% below list).
• Recommended offer: $113k (34.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#100 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, employment D+, amenities F.
• Lasalle Parish (town): math 34% / 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.
• Market conditions: 39 active listings in the ZIP; 12 units permitted in LaSalle Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• By year 3, 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 49 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $140k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $113,450 (34.0% 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 49 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 2.01×
• Total profit: $48,444
• Equity at exit: $122,913

10-year hold

• IRR: 14.0%
• Equity multiple: 4.15×
• Total profit: $151,792
• Equity at exit: $236,930

Cash invested: $48,160 (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 71343

• Home prices YoY: 8.4%
• Active inventory: 39
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-237

Break-even live

Break-even rent $1,435

Max offer price $130,122

Occupancy floor —

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-04-03
   price $172,000
3. 2026-03-16
   listed $179,000 Active
4. 2018-01-03
   soldstatus $140,000
5. 2017-09-15
   listed $140,000
6. 2006-11-14
   soldstatus $154,000

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,614
• − Mortgage interest: −$9,635
• − Property taxes: −$1,916
• − Insurance: −$860
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$5,004
• Taxable loss: −$5,979
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $-1,410/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: Lasalle Parish
• NCES district ID: 2200960
• Math proficiency: 34% ▼ -43.00%
• Reading proficiency: 45% ▼ -37.00%
• Median HH income: $38,258
• Composite: 32.92/100
• National rank: #5598
• State rank: #24 of 98 in LA

Livability — Jena

• Score: 68/100
• State rank: #100
• US rank: #10032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,571

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 15,185 people
• By 2030: 15,240 · +0.4%
• By 2040: 15,261 · +0.5%
• By 2050: 15,132 · -0.3%
• By 2075: 14,234 · -6.3%
• By 2100: 11,612 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 29%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · LaSalle

• 2024 margin: Solid R (+82.7) · D 8.2% · R 91.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -72.4pp · 2024: -82.7pp
• All cycles: 2024: R+82.7 2020: R+81.1 2016: R+79.6 2012: R+75.5 2008: R+72.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 94.0492
• 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

+11.7% since first listed

6 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-04-03 Price Changed $172,000 AcadianaMLS
• 2026-03-16 Listed $179,000 AcadianaMLS
• 2018-01-03 Sold (Public Records) $140,000 Public Records
• 2017-09-15 Listed $140,000 AcadianaMLS
• 2006-11-14 Sold (Public Records) $154,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,916 · +0.0% YoY. Source: county tax records.