674 Boggy Bayou Road Rd · Marksville, LA 71351

$140,000

4 bd · 1.5 ba · 2,400 sqft · SingleFamily · 329 Days on market

Built 1975 0.46 ac lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic move-in ready waterfront property located on Spring Bayou in Marksville LA. This area is known for beautiful sunsets, the abundance of wildlife, & great sport fishing. Cozy up by the outdoor fireplace on chilly evenings or roasting a pig to share. There is a pergola overlooking the river, a great place to relax after a day of hunting or fishing. HIGHLIGHTS: * Large Kitchen w/ Vulcan-Stove & Bar * Living area w/ wood- burning fireplace & Sitting Area * 4 Roomy Bedrooms upstairs w/ Chair Lift (not warrantied) & Furnishings * Sleeps 8-10 * screen Porch * Outdoor Fireplace * Pergola * Boat Launch * Downstairs 1/2 bath Seller will pay up to $3,00

Key facts

• Outdoor fireplace
• Boat launch
• Pergola

Tags

• WATERFRONT PROPERTY
• OUTDOOR FIREPLACE
• PERGOLA
• BOAT LAUNCH

Property features AI

Exterior

• Parking: Garage
• Utilities: Propane; Electric service by Entergy
• Home design: Single family residence
• Construction: Block construction; Metal roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom; 1 half bathroom
• Fireplace: Wood-burning fireplace
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1

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 $35 ($422/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.4% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — 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: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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, 98% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 329 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-20,406
• Equity at exit: $20,874

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-14,724
• Equity at exit: $12,105

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 71351

• Active inventory: 75
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$58
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $35

Break-even live

Break-even rent $1,266

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $114	-5% $75	+0% $35	+5% $-4	+10% $-44
Rent	-10% $-68	-5% $-17	+0% $35	+5% $87	+10% $139
Rate	-1.0pp $106	-0.5pp $71	base $35	+0.5pp $-1	+1.0pp $-38

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 31 events

1. 2026-06-18
   status $140,000 Pending 329 DOM
2. 2026-06-17
   days on market $140,000 Active 329 DOM
3. 2026-06-16
   days on market $140,000 Active 328 DOM
4. 2026-06-15
   days on market $140,000 Active 327 DOM
5. 2026-06-14
   days on market $140,000 Active 325 DOM
6. 2026-06-13
   days on market $140,000 Active 324 DOM
7. 2026-06-10
   days on market $140,000 Active 322 DOM
8. 2026-06-09
   days on market $140,000 Active 321 DOM
9. 2026-06-09
   price $140,000 Active 320 DOM
10. 2026-06-08
    days on market $149,900 Active 320 DOM
11. 2026-06-07
    days on market $149,900 Active 319 DOM
12. 2026-06-03
    days on market $149,900 Active 315 DOM
13. 2026-06-02
    days on market $149,900 Active 314 DOM
14. 2026-06-01
    days on market $149,900 Active 313 DOM
15. 2026-05-31
    days on market $149,900 Active 312 DOM
16. 2026-05-30
    days on market $149,900 Active 311 DOM
17. 2026-03-27
    status Active
18. 2026-03-20
    status Pending
19. 2026-02-25
    price $149,900
20. 2026-01-25
    price $159,900
21. 2025-12-23
    price $169,000
22. 2025-07-15
    listed $189,900 Active
23. 2025-05-13
    price $199,900
24. 2025-03-13
    price $209,000
25. 2025-01-31
    price $219,000
26. 2024-10-24
    price $229,000
27. 2024-10-23
    price $29,000
28. 2024-10-02
    listed $239,000 Active
29. 2021-11-12
    soldstatus $115,000
30. 2021-08-20
    listed $135,000
31. 2005-06-27
    soldstatus $60,000

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $987 · $82/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,723
• − Mortgage interest: −$7,842
• − Property taxes: −$987
• − Insurance: −$2,202
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,073
• Taxable loss: −$1,897
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $877/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,494

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.16%
• Current HPI: 95.5318
• 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

+149.8% since first listed

15 events — show timeline

• 2026-03-27 Relisted — AcadianaMLS
• 2026-03-20 Pending — AcadianaMLS
• 2026-02-25 Price Changed $149,900 AcadianaMLS
• 2026-01-25 Price Changed $159,900 AcadianaMLS
• 2025-12-23 Price Changed $169,000 AcadianaMLS
• 2025-07-15 Listed $189,900 AcadianaMLS
• 2025-05-13 Price Changed $199,900 AcadianaMLS
• 2025-03-13 Price Changed $209,000 AcadianaMLS
• 2025-01-31 Price Changed $219,000 AcadianaMLS
• 2024-10-24 Price Changed $229,000 AcadianaMLS
• 2024-10-23 Price Changed $29,000 AcadianaMLS
• 2024-10-02 Listed $239,000 AcadianaMLS
• 2021-11-12 Sold (Public Records) $115,000 Public Records
• 2021-08-20 Listed $135,000 AcadianaMLS
• 2005-06-27 Sold (Public Records) $60,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $987 · +0.0% YoY. Source: county tax records.