316 Mcclure Ave · Lake Arthur, LA 70549

$140,000

4 bd · 1.5 ba · 3,064 sqft · SingleFamily · 318 Days on market

Built 1965 0.25 ac lot $46/sqft · 43% below area Est $245k · 43% under ↓ 3% since listing

---

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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +4.8/10.0
• DSCR +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious Story-and-a-Half Home with Endless Possibilities Welcome to this beautifully designed story-and-a-half home, where classic charm meets modern versatility. A double carport provides ample covered parking, leading you into a thoughtfully crafted interior filled with timeless elegance and functional spaces. Step inside the formal living area, where a custom crystal chandelier casts a warm glow, creating an inviting space for entertaining and relaxation. The master bedroom, conveniently located on the main level, offers privacy and comfort with an adjacent bath. Nearby, a laundry room and storage closet add to the home's practicality. The heart of the home is the expansive kitchen and dining area, featuring solid wood cabinets that provide both style and abundant storage. For special occasions, the separate dining room, adorned with a crystal chandelier, sets the perfect stage for memorable gatherings. A large game room or bonus space offers endless possibilities--it could be transformed into a home office, creative studio, or home-based business space, catering to your lifestyle needs. The cozy den area is a warm retreat, complete with built-in bookshelves and a wood-burning fireplace, a perfect spot for unwinding. This inviting space also includes a half bath and overlooks the backyard patio, seamlessly blending indoor and outdoor living. Upstairs, a charming staircase leads to three well-appointed bedrooms, each equipped with it own closet, some featuring built-in enhancements for additional storage. A large storage closet ensures ample space for all your organizational needs. With its blend of elegance, functionality, and flexible living spaces, this home is a rare find. Whether you're looking for a warm family retreat or a home that supports your professional and personal lifestyle, this property is ready to welcome you.

Key facts

• Solid wood cabinets
• Separate dining room
• Double carport

Tags

• DOUBLE CARPORT
• CUSTOM CRYSTAL CHANDELIER
• SOLID WOOD CABINETS
• SEPARATE DINING ROOM
• LARGE GAME ROOM
• BUILT-IN BOOKSHELVES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.2% below list).
• Recommended offer: $116k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#99 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $392 of equity ($968 loan paydown + $-576 appreciation (-0.4% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,981 (17.2% 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 318 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $245,367
• List price: $140,000
• Delta: -42.94%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Kellogg Ave	0.56mi	4/3.0	2,812 (-8%)	21mo	$475,000	$169	36

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

Projected returns pro-forma

-0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.81×
• Total profit: $-7,632
• Equity at exit: $37,795

10-year hold

• IRR: 1.9%
• Equity multiple: 1.19×
• Total profit: $7,631
• Equity at exit: $43,210

Cash invested: $39,200 (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 70549

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-13

Break-even live

Break-even rent $1,177

Max offer price $137,656

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $26	+0% $-13	+5% $-53	+10% $-93
Rent	-10% $-105	-5% $-59	+0% $-13	+5% $33	+10% $78
Rate	-1.0pp $57	-0.5pp $22	base $-13	+0.5pp $-50	+1.0pp $-86

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $140,000 Active 318 DOM
2. 2026-06-18
   days on market $140,000 Active 317 DOM
3. 2026-06-17
   days on market $140,000 Active 316 DOM
4. 2026-06-16
   days on market $140,000 Active 315 DOM
5. 2026-06-15
   days on market $140,000 Active 314 DOM
6. 2026-06-14
   days on market $140,000 Active 312 DOM
7. 2026-06-13
   days on market $140,000 Active 311 DOM
8. 2026-06-10
   days on market $140,000 Active 309 DOM
9. 2026-06-09
   days on market $140,000 Active 308 DOM
10. 2026-06-08
    days on market $140,000 Active 307 DOM
11. 2026-06-07
    days on market $140,000 Active 306 DOM
12. 2026-06-02
    days on market $140,000 Active 301 DOM
13. 2026-06-01
    days on market $140,000 Active 300 DOM
14. 2026-05-31
    days on market $140,000 Active 299 DOM
15. 2026-05-30
    days on market $140,000 Active 298 DOM
16. 2026-05-01
    price $140,000 1862-char remark

    Show marketing remark (1862 chars)

    Spacious Story-and-a-Half Home with Endless Possibilities Welcome to this beautifully designed story-and-a-half home, where classic charm meets modern versatility. A double carport provides ample covered parking, leading you into a thoughtfully crafted interior filled with timeless elegance and functional spaces. Step inside the formal living area, where a custom crystal chandelier casts a warm glow, creating an inviting space for entertaining and relaxation. The master bedroom, conveniently located on the main level, offers privacy and comfort with an adjacent bath. Nearby, a laundry room and storage closet add to the home's practicality. The heart of the home is the expansive kitchen and dining area, featuring solid wood cabinets that provide both style and abundant storage. For special occasions, the separate dining room, adorned with a crystal chandelier, sets the perfect stage for memorable gatherings. A large game room or bonus space offers endless possibilities--it could be transformed into a home office, creative studio, or home-based business space, catering to your lifestyle needs. The cozy den area is a warm retreat, complete with built-in bookshelves and a wood-burning fireplace, a perfect spot for unwinding. This inviting space also includes a half bath and overlooks the backyard patio, seamlessly blending indoor and outdoor living. Upstairs, a charming staircase leads to three well-appointed bedrooms, each equipped with it own closet, some featuring built-in enhancements for additional storage. A large storage closet ensures ample space for all your organizational needs. With its blend of elegance, functionality, and flexible living spaces, this home is a rare find. Whether you're looking for a warm family retreat or a home that supports your professional and personal lifestyle, this property is ready to welcome you.

17. 2025-04-04
    listed $145,000 Active 1862-char remark

    Show marketing remark (1862 chars)

    Spacious Story-and-a-Half Home with Endless Possibilities Welcome to this beautifully designed story-and-a-half home, where classic charm meets modern versatility. A double carport provides ample covered parking, leading you into a thoughtfully crafted interior filled with timeless elegance and functional spaces. Step inside the formal living area, where a custom crystal chandelier casts a warm glow, creating an inviting space for entertaining and relaxation. The master bedroom, conveniently located on the main level, offers privacy and comfort with an adjacent bath. Nearby, a laundry room and storage closet add to the home's practicality. The heart of the home is the expansive kitchen and dining area, featuring solid wood cabinets that provide both style and abundant storage. For special occasions, the separate dining room, adorned with a crystal chandelier, sets the perfect stage for memorable gatherings. A large game room or bonus space offers endless possibilities--it could be transformed into a home office, creative studio, or home-based business space, catering to your lifestyle needs. The cozy den area is a warm retreat, complete with built-in bookshelves and a wood-burning fireplace, a perfect spot for unwinding. This inviting space also includes a half bath and overlooks the backyard patio, seamlessly blending indoor and outdoor living. Upstairs, a charming staircase leads to three well-appointed bedrooms, each equipped with it own closet, some featuring built-in enhancements for additional storage. A large storage closet ensures ample space for all your organizational needs. With its blend of elegance, functionality, and flexible living spaces, this home is a rare find. Whether you're looking for a warm family retreat or a home that supports your professional and personal lifestyle, this property is ready to welcome you.

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $847 · $71/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $13,918
• − Mortgage interest: −$7,842
• − Property taxes: −$847
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$4,073
• Taxable loss: −$2,568
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $457/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Lake Arthur

• Score: 68/100
• State rank: #99
• US rank: #9980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arthur, LA
• Population (ZIP): 3,580

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 25% Slovak 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.41%
• Current HPI: 128.4869
• 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

-3.4% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $140,000 SWLAR
• 2025-04-04 Listed $145,000 SWLAR

Property tax history

+2.1%/yr

Latest (2025): $847 · +0.2% YoY. Source: county tax records.