306 107 Hwy · Center Point, LA 71323

$98,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily · 26 Days on market

Built 1965 0.81 ac lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming Cottage with Workshop & loads of potential! Experience the perfect blend of country serenity and functional living in this unique brick cottage located LESS THAN 0.3 miles (roughly 500-1,500 feet) past the Rapides Parish line in Avoyelles Parish. Whether you are looking for an exceptional starter home or the ideal space to downsize, this property offers versatility that is hard to find. The heart of the home features hardwood floors, a cozy wood-burning fireplace and a massive picture window that floods the room with refreshing natural light. A large kitchen with a bay window, kitchen peninsula to add barstools and a breakfast/dining area to enjoy meal time. Both bedrooms are

Key facts

• Large laundry room
• Covered back porch
• 0.81 acre lot

Tags

• OUTDOOR PLUMBED WORKSHOP
• COVERED BACK PORCH
• PARTIALLY FENCED-IN BACKYARD
• LARGE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Carport
• Home design: Single family residence; Composition roof; Vinyl siding
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Partial fencing; Workshop on the property; Acreage

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $97k (0.7% below list).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#344 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: health & safety C-, schools F, amenities 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: 7 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.0% local appreciation)).
• Avoyelles County population projected at -18% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 8.4

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: 14.7%
• Equity multiple: 1.84×
• Total profit: $22,983
• Equity at exit: $44,065

10-year hold

• IRR: 16.4%
• Equity multiple: 3.41×
• Total profit: $66,065
• Equity at exit: $67,909

Cash invested: $27,440 (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 71323

• Active inventory: 7
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $176

Break-even live

Break-even rent $750

Max offer price $98,000

Occupancy floor 77%

Sensitivity live

Price	-10% $232	-5% $204	+0% $176	+5% $148	+10% $121
Rent	-10% $99	-5% $138	+0% $176	+5% $215	+10% $253
Rate	-1.0pp $225	-0.5pp $201	base $176	+0.5pp $151	+1.0pp $125

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   statusdays on market $98,000 Pending 26 DOM
2. 2026-05-31
   days on market $98,000 Active 25 DOM
3. 2026-05-30
   days on market $98,000 Active 24 DOM
4. 2026-05-06
   listed $98,000 Active
5. 2025-11-19
   listed $108,000 Active
6. 2025-08-27
   price $110,500
7. 2025-07-12
   listed $118,900 Active
8. 2022-06-10
   soldstatus $85,000
9. 2007-03-09
   soldstatus $58,000
10. 2006-07-30
    listed $62,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$84/yr (+$7/mo · 18.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $11,677
• − Mortgage interest: −$5,490
• − Property taxes: −$455
• − Insurance: −$490
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,851
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,987/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 — Center Point

• Score: 56/100
• State rank: #344
• US rank: #22930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, LA
• City population: 1,103
• Population (ZIP): 1,103

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Native American 2%
• Common ancestry: Lithuanian 17% Slovak 3%
• Languages at home: 93% English-only · French/Haitian/Cajun 7% Other Asian/Pacific 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: —
• 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

+58.1% since first listed

7 events — show timeline

• 2026-05-06 Listed $98,000 AcadianaMLS
• 2025-11-19 Listed $108,000 AcadianaMLS
• 2025-08-27 Price Changed $110,500 AcadianaMLS
• 2025-07-12 Listed $118,900 AcadianaMLS
• 2022-06-10 Sold (Public Records) $85,000 Public Records
• 2007-03-09 Sold (Public Records) $58,000 Public Records
• 2006-07-30 Listed $62,000 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $455 · +0.0% YoY. Source: county tax records.