23079 Peterson Rd · Franklinton, LA 70450

$185,000

3 bd · 1.0 ba · 1,661 sqft · SingleFamily · 82 Days on market

Built 1965 3.50 ac lot $111/sqft · at area comps Est $184k · at est.

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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).

• Cash flow +7.9/30.0
• ARV discount +7.2/15.0
• Appreciation +6.5/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

This 3-bedroom 1-bath country cottage is what you have been looking for. With over 1650 sq ft of living space, there is plenty of room on the inside to match the expansive 3.5 acres of land. The kitchen, dining room, bedrooms, and bathroom have all been updated with tongue and groove boards on the walls and ceilings, new flooring, and paint. No carpet. There is water and a separate septic on the property, close to Gorman Creek, for a trailer to be added to the property (possible rental income). Enjoy the serene country setting on your front porch while you are less than 10 minutes from Franklinton. Schedule your showing today.

Key facts

• New flooring
• Updated bedrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED DINING ROOM
• UPDATED BEDROOMS
• UPDATED BATHROOM
• NEW FLOORING
• CLOSE TO GORMAN CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (31.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (38.2% below list).
• Recommended offer: $114k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Franklinton Primary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 664 students, 56% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 57% FRL vs 77% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $185k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,383 (38.2% 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 82 days. Have you received any prior offers? Is the seller open to a 38% 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. 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?
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: 0.62% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 13.5

CMA / ARV

• ARV (median comp): $183,574
• List price: $185,000
• Delta: 0.78%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,013
• Equity at exit: $83,659

10-year hold

• IRR: 4.5%
• Equity multiple: 1.69×
• Total profit: $35,642
• Equity at exit: $129,299

Cash invested: $51,800 (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 70450

• Home prices YoY: 3.3%
• Active inventory: 24
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$77
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-325

Break-even live

Break-even rent $1,555

Max offer price $127,567

Occupancy floor —

Sensitivity live

Price	-10% $-220	-5% $-273	+0% $-325	+5% $-377	+10% $-430
Rent	-10% $-415	-5% $-370	+0% $-325	+5% $-280	+10% $-235
Rate	-1.0pp $-232	-0.5pp $-278	base $-325	+0.5pp $-373	+1.0pp $-422

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $185,000 Active 82 DOM
2. 2026-06-18
   days on market $185,000 Active 79 DOM
3. 2026-06-17
   days on market $185,000 Active 78 DOM
4. 2026-06-16
   days on market $185,000 Active 77 DOM
5. 2026-06-15
   days on market $185,000 Active 76 DOM
6. 2026-06-13
   days on market $185,000 Active 74 DOM
7. 2026-06-10
   days on market $185,000 Active 71 DOM
8. 2026-06-09
   days on market $185,000 Active 70 DOM
9. 2026-06-08
   days on market $185,000 Active 69 DOM
10. 2026-06-07
    pricedays on market $185,000 Active 68 DOM
11. 2026-06-03
    days on market $195,000 Active 64 DOM
12. 2026-06-02
    days on market $195,000 Active 63 DOM
13. 2026-06-01
    days on market $195,000 Active 62 DOM
14. 2026-05-31
    days on market $195,000 Active 61 DOM
15. 2026-03-30
    listed $200,000 Active 634-char remark

    Show marketing remark (634 chars)

    This 3-bedroom 1-bath country cottage is what you have been looking for. With over 1650 sq ft of living space, there is plenty of room on the inside to match the expansive 3.5 acres of land. The kitchen, dining room, bedrooms, and bathroom have all been updated with tongue and groove boards on the walls and ceilings, new flooring, and paint. No carpet. There is water and a separate septic on the property, close to Gorman Creek, for a trailer to be added to the property (possible rental income). Enjoy the serene country setting on your front porch while you are less than 10 minutes from Franklinton. Schedule your showing today.

16. 2026-03-30
    listed $200,000 Active 634-char remark

    Show marketing remark (634 chars)

    This 3-bedroom 1-bath country cottage is what you have been looking for. With over 1650 sq ft of living space, there is plenty of room on the inside to match the expansive 3.5 acres of land. The kitchen, dining room, bedrooms, and bathroom have all been updated with tongue and groove boards on the walls and ceilings, new flooring, and paint. No carpet. There is water and a separate septic on the property, close to Gorman Creek, for a trailer to be added to the property (possible rental income). Enjoy the serene country setting on your front porch while you are less than 10 minutes from Franklinton. Schedule your showing today.

17. 2006-03-06
    soldstatus $100,000
18. 2006-03-06
    soldstatus $100,000
19. 2005-11-07
    listed $110,000
20. 2005-11-07
    listed $110,000
21. 2000-02-25
    soldstatus $56,000
22. 1999-11-01
    listed $55,000
23. 1999-11-01
    listed $55,000

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$342/yr (+$29/mo · 50.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $13,726
• − Mortgage interest: −$10,363
• − Property taxes: −$675
• − Insurance: −$2,428
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$5,382
• Taxable loss: −$7,318
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-2,145/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,785

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 17% Two or more races 10%
• Common ancestry: Lithuanian 12% Italian 7% Iranian 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.05%
• Current HPI: 94.6697
• 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

+263.6% since first listed

9 events — show timeline

• 2026-03-30 Listed $200,000 GSREIN
• 2026-03-30 Listed $200,000 AcadianaMLS
• 2006-03-06 Sold (Public Records) $100,000 Public Records
• 2006-03-06 Sold (MLS) $100,000 GSREIN
• 2005-11-07 Listed $110,000 GSREIN
• 2005-11-07 Listed $110,000 AcadianaMLS
• 2000-02-25 Sold (MLS) $56,000 GSREIN
• 1999-11-01 Listed $55,000 GSREIN
• 1999-11-01 Listed $55,000 AcadianaMLS

Property tax history

-1.5%/yr

Latest (2025): $675 · +0.4% YoY. Source: county tax records.