1937 Bailey Ave · Haynesville, LA 71038

$105,000

4 bd · 2.0 ba · 1,540 sqft · SingleFamily · 336 Days on market

Built 1950 0.39 ac lot $68/sqft · 12% above area Est $94k · 12% over

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.3/10.0

Listing remarks MLS

This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

Key facts

• 2 car carport
• Dual entryways
• Pool house

Tags

• POOL HOUSE
• TWO SHEDS
• GREENHOUSE
• DUAL ENTRYWAYS
• EXTRA PARKING SPACES
• 2 CAR CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#255 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, health & safety D, amenities F.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Claiborne County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $105k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (median comp): $93,665
• List price: $105,000
• Delta: 12.10%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2093 Bridgeman Ave	0.30mi	3/2.0 (-1)	1,601 (+4%)	13mo	$49,900	$31	63
2748 Country Club Dr	0.44mi	3/2.5 (-1)	1,620 (+5%)	10mo	$105,000	$65	56
2711 Jackson Dr	0.41mi	4/2.0	1,624 (+6%)	22mo	$105,900	$65	54
4189 Highway 2 Alt	0.54mi	3/1.5 (-1)	1,625 (+6%)	11mo	$120,000	$74	49
1239 Carson St	0.62mi	3/2.0 (-1)	1,450 (-6%)	14mo	$31,200	$22	44
2150 Spring Dr	0.63mi	3/2.0 (-1)	1,626 (+6%)	22mo	$70,000	$43	38

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: 20.0%
• Equity multiple: 2.14×
• Total profit: $33,411
• Equity at exit: $47,213

10-year hold

• IRR: 21.2%
• Equity multiple: 4.05×
• Total profit: $89,756
• Equity at exit: $72,760

Cash invested: $29,400 (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 71038

• Active inventory: 13
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $327

Break-even live

Break-even rent $805

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $386	-5% $356	+0% $327	+5% $297	+10% $267
Rent	-10% $230	-5% $278	+0% $327	+5% $375	+10% $423
Rate	-1.0pp $379	-0.5pp $353	base $327	+0.5pp $299	+1.0pp $272

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $105,000 Active 336 DOM
2. 2026-06-18
   days on market $105,000 Active 334 DOM
3. 2026-06-17
   days on market $105,000 Active 333 DOM
4. 2026-06-16
   days on market $105,000 Active 332 DOM
5. 2026-06-15
   days on market $105,000 Active 331 DOM
6. 2026-06-13
   days on market $105,000 Active 329 DOM
7. 2026-06-12
   days on market $105,000 Active 328 DOM
8. 2026-06-09
   days on market $105,000 Active 325 DOM
9. 2026-06-08
   days on market $105,000 Active 324 DOM
10. 2026-06-07
    days on market $105,000 Active 323 DOM
11. 2026-06-07
    days on market $105,000 Active 322 DOM
12. 2026-06-04
    days on market $105,000 Active 319 DOM
13. 2026-06-02
    days on market $105,000 Active 318 DOM
14. 2026-06-01
    days on market $105,000 Active 317 DOM
15. 2026-05-31
    days on market $105,000 Active 316 DOM
16. 2026-05-31
    days on market $105,000 Active 315 DOM
17. 2026-04-09
    price $105,000 606-char remark

    Show marketing remark (606 chars)

    This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

18. 2025-10-20
    price $110,000 606-char remark

    Show marketing remark (606 chars)

    This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

19. 2025-09-14
    price $115,000 606-char remark

    Show marketing remark (606 chars)

    This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

20. 2025-08-13
    price $120,000 606-char remark

    Show marketing remark (606 chars)

    This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

21. 2025-07-19
    listed $125,000 Active 606-char remark

    Show marketing remark (606 chars)

    This mult-family home features 3 bedrooms and 2 bathrooms on the first level, accompanied by a kitchen and living room. The second-level apartment boasts 1 bedroom and 1 bathroom, complete with a stacked washer and dryer in the bathroom, living room, and kitchen. The property also includes a basement with dual entryways. Notable exterior features comprise a pool house, two sheds, and a greenhouse. Additionally, the property offers three extra parking spaces in front of the home and a 2-car carport. The apartment is needing a little TLC. AS IS Sale. Schedule an appointment today with a realtor today!

22. 2024-10-22
    soldstatus $45,000

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$82/yr (+$7/mo · 16.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $14,616
• − Mortgage interest: −$5,882
• − Property taxes: −$495
• − Insurance: −$525
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,055
• Taxable income: $2,321
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,362/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Haynesville

• Score: 60/100
• State rank: #255
• US rank: #19053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haynesville, LA
• Population (ZIP): 3,797

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 0%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+133.3% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $105,000 NTREIS
• 2025-10-20 Price Changed $110,000 NTREIS
• 2025-09-14 Price Changed $115,000 NTREIS
• 2025-08-13 Price Changed $120,000 NTREIS
• 2025-07-19 Listed $125,000 NTREIS
• 2024-10-22 Sold (Public Records) $45,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $495 · +0.4% YoY. Source: county tax records.