201 Jefferson St · Vidalia, LA 71334

$79,900

3 bd · 1.0 ba · 950 sqft · SingleFamily · 145 Days on market

8,712 sqft lot $84/sqft · 34% below area Est $121k · 34% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• Appreciation +7.9/10.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

Key facts

• Covered parking
• Shed
• Fenced backyard

Tags

• CONTEMPORARY STYLE BUNGALOW
• MEADOWBROOK SUBDIVISION
• COVERED PARKING
• FENCED BACKYARD
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $5k appreciation (5.8% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, 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 145 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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. 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?
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: 1.12% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (median comp): $121,046
• List price: $79,900
• Delta: -33.99%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.52×
• Total profit: $34,078
• Equity at exit: $49,415

10-year hold

• IRR: 22.1%
• Equity multiple: 5.08×
• Total profit: $91,216
• Equity at exit: $88,918

Cash invested: $22,372 (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 71334

• Home prices YoY: 5.7%
• Active inventory: 43
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $185

Break-even live

Break-even rent $662

Max offer price $79,900

Occupancy floor 74%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $79,900 Active 145 DOM
2. 2026-06-17
   days on market $79,900 Active 144 DOM
3. 2026-06-16
   days on market $79,900 Active 143 DOM
4. 2026-06-15
   days on market $79,900 Active 142 DOM
5. 2026-06-13
   days on market $79,900 Active 140 DOM
6. 2026-06-12
   days on market $79,900 Active 139 DOM
7. 2026-06-09
   days on market $79,900 Active 136 DOM
8. 2026-06-08
   days on market $79,900 Active 135 DOM
9. 2026-06-07
   days on market $79,900 Active 134 DOM
10. 2026-06-07
    days on market $79,900 Active 133 DOM
11. 2026-06-04
    days on market $79,900 Active 130 DOM
12. 2026-06-02
    days on market $79,900 Active 129 DOM
13. 2026-06-01
    days on market $79,900 Active 128 DOM
14. 2026-05-31
    days on market $79,900 Active 127 DOM
15. 2026-05-31
    days on market $79,900 Active 126 DOM
16. 2026-04-20
    price $79,900 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

17. 2026-04-08
    status Active 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

18. 2026-04-07
    historical 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

19. 2026-04-03
    status Active 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

20. 2026-03-31
    historical 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

21. 2026-01-20
    listed $84,900 Active 340-char remark

    Show marketing remark (340 chars)

    Great opportunity for a first-time home buyer or investor! Contemporary style bungalow in the Meadowbrook subdivision. Needs some cosmetic tlc to make this home your own. Three bedrooms and one bath. Covered parking and fenced backyard with shed. Home is being sold ''as-is, where-is'' with no warranties or guarantees expressed or implied.

22. 2022-01-06
    historical
23. 2021-07-06
    listed $85,500
24. 2019-01-07
    soldstatus $35,000
25. 2012-06-11
    soldstatus $35,000
26. 2008-03-07
    soldstatus $37,500

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% 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: $10,754
• − Mortgage interest: −$4,476
• − Property taxes: −$849
• − Insurance: −$400
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$2,324
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $1,983/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 9,382

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 54% White 40% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 108.4427
• 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

+113.1% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $79,900 MLSU
• 2026-04-08 Relisted — MLSU
• 2026-04-07 Listing Removed — MLSU
• 2026-04-03 Relisted — MLSU
• 2026-03-31 Listing Removed — MLSU
• 2026-01-20 Listed $84,900 MLSU
• 2022-01-06 Listing Removed — MLSU
• 2021-07-06 Listed $85,500 MLSU
• 2019-01-07 Sold (Public Records) $35,000 Public Records
• 2012-06-11 Sold (Public Records) $35,000 Public Records
• 2008-03-07 Sold (Public Records) $37,500 Public Records

Property tax history

+7.6%/yr

Latest (2025): $849 · +0.6% YoY. Source: county tax records.