207 S Maple St · Ruston, LA 71270

$125,000

2 bd · 1.0 ba · 972 sqft · MultiFamily public records · 439 Days on market

Built 1986 6,098 sqft lot $129/sqft · 31% below area Est $180k · 31% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This one story has 2 bedrooms, 1 bath. It is located near Tech.

Key facts

• 6,098 sq ft lot
• Built 1986
• Listed 438 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute 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.
• Zoned schools: Glen View Elementary School (487 students, 69% FRL); Ruston Junior High School (math 23% / reading 38%, grade F, #112 of 218 statewide, top 52%, 558 students, 60% FRL); Ruston High School (math 53% / reading 60%, grade C, #26 of 265 statewide, top 10%, 1,310 students, 50% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,899/mo this rent would consume 62% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 439 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask is 14186% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $67k; list at $125k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 439 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 13.48%
• Cash-on-cash: 25.67%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (median comp): $180,121
• List price: $125,000
• Delta: -30.60%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.99×
• Total profit: $34,514
• Equity at exit: $18,638

10-year hold

• IRR: 33.1%
• Equity multiple: 4.51×
• Total profit: $122,785
• Equity at exit: $10,808

Cash invested: $35,000 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $749

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 56%

Sensitivity live

Price	-10% $819	-5% $784	+0% $749	+5% $713	+10% $678
Rent	-10% $599	-5% $674	+0% $749	+5% $824	+10% $899
Rate	-1.0pp $812	-0.5pp $780	base $749	+0.5pp $716	+1.0pp $683

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,900
Total (2 units)			$1,899

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Kennon Ln Unit K05 Ruston, LA	2.0	2.0	866	$850	$0.98	45d	1	0.39mi
1033 Saratoga St Ruston, LA	3.0	1.0	872	$950	$1.09	45d	1	0.60mi

Listing history 17 events

1. 2026-06-15
   days on market $125,000 Active 439 DOM
2. 2026-06-14
   days on market $125,000 Active 437 DOM
3. 2026-06-12
   days on market $125,000 Active 436 DOM
4. 2026-06-09
   days on market $125,000 Active 433 DOM
5. 2026-06-08
   days on market $125,000 Active 432 DOM
6. 2026-06-07
   days on market $125,000 Active 431 DOM
7. 2026-06-05
   days on market $125,000 Active 428 DOM
8. 2026-06-03
   days on market $125,000 Active 427 DOM
9. 2026-06-02
   days on market $125,000 Active 426 DOM
10. 2026-06-01
    days on market $125,000 Active 425 DOM
11. 2026-05-31
    days on market $125,000 Active 424 DOM
12. 2026-05-30
    days on market $125,000 Active 423 DOM
13. 2026-04-24
    listed $875
14. 2025-04-02
    listed $125,000 Active 63-char remark

    Show marketing remark (63 chars)

    This one story has 2 bedrooms, 1 bath. It is located near Tech.

15. 2022-01-12
    soldstatus
16. 2021-11-29
    listed $93,000
17. 2004-03-02
    soldstatus $67,000

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$160/yr (+$13/mo · 30.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $22,788
• − Mortgage interest: −$7,002
• − Property taxes: −$527
• − Insurance: −$625
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$3,636
• Taxable income: $7,351
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $7,220/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 — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, 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

+86.6% since first listed

5 events — show timeline

• 2026-04-24 Listed for Rent $875 BUILDIUM
• 2025-04-02 Listed $125,000 NELABOR
• 2022-01-12 Sold (MLS) — NELABOR
• 2021-11-29 Listed $93,000 NELABOR
• 2004-03-02 Sold (Public Records) $67,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.