176 Rexmere Ln · Bordelonville, LA 71355

$130,000

4 bd · 2.0 ba · 2,228 sqft · SingleFamily · 36 Days on market

Built 1970 0.51 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 +22.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This charming 4-bedroom, 2-bath home at 176 Rexmere Lane offers solid bones and endless potential for its next owner. With an inviting layout and an additional eat-in kitchen, there's plenty of space for everyday living, hosting, or multi-generational needs. Set in a true country setting, the property is surrounded by open fields, giving you the peace and privacy of rural living. Outdoor enthusiasts will appreciate the convenient access to nearby hunting and fishing opportunities, all while being just minutes from the town amenities of Moreauville and Marksville. If you've been looking for a country home with character, room to grow, and a great location, this property is a must-see.

Key facts

• Country setting
• Access to hunting
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• COUNTRY SETTING
• ACCESS TO HUNTING
• ACCESS TO FISHING
• MINUTES FROM TOWN AMENITIES

Property features AI

Exterior

• Parking: Carport
• Home design: Single family residence
• Construction: Vinyl siding construction; Metal roof
• Exterior features: Metal roof; Vinyl siding; Workshop on property; No fencing indicated

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Window unit cooling; Has heating (type: other)
• Interior features: Living room; Dining room; Bedroom 1; Bedroom 2; Bedroom 3; Fireplace (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $126k (3.2% below list).
• Recommended offer: $126k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#368 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, 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: 15 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 $14k of equity ($899 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,843 (3.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 3.32×
• Total profit: $84,451
• Equity at exit: $117,114

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $237,810
• Equity at exit: $252,561

Cash invested: $36,400 (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 71355

• Home prices YoY: 8.2%
• Active inventory: 15
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $215

Break-even live

Break-even rent $986

Max offer price $130,000

Occupancy floor 78%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $130,000 Active 36 DOM
2. 2026-06-18
   days on market $130,000 Active 35 DOM
3. 2026-06-17
   days on market $130,000 Active 34 DOM
4. 2026-06-16
   days on market $130,000 Active 33 DOM
5. 2026-06-15
   days on market $130,000 Active 32 DOM
6. 2026-06-14
   days on market $130,000 Active 30 DOM
7. 2026-06-13
   days on market $130,000 Active 29 DOM
8. 2026-06-10
   days on market $130,000 Active 27 DOM
9. 2026-06-09
   days on market $130,000 Active 26 DOM
10. 2026-06-08
    days on market $130,000 Active 25 DOM
11. 2026-06-07
    days on market $130,000 Active 24 DOM
12. 2026-06-03
    days on market $130,000 Active 20 DOM
13. 2026-06-02
    days on market $130,000 Active 19 DOM
14. 2026-06-01
    days on market $130,000 Active 18 DOM
15. 2026-05-31
    days on market $130,000 Active 17 DOM
16. 2026-05-30
    days on market $130,000 Active 16 DOM
17. 2026-05-14
    listed $130,000 Active

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$198/yr (+$16/mo · 38.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $15,101
• − Mortgage interest: −$7,282
• − Property taxes: −$517
• − Insurance: −$650
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,782
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,473/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 — Bordelonville

• Score: 55/100
• State rank: #368
• US rank: #23389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,192

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% Black 12% Two or more races 2%
• Common ancestry: Lithuanian 32% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 89% English-only · French/Haitian/Cajun 11%

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: ▲ 13.03%
• Current HPI: 172.85
• 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

1 event — show timeline

• 2026-05-14 Listed $130,000 AcadianaMLS

Property tax history

+4.8%/yr

Latest (2025): $517 · +0.0% YoY. Source: county tax records.