475 N Perkins Ferry Rd N #23 · Moss Bluff, LA 70611

$52,900

2 bd · 2.0 ba · 950 sqft · Townhouse · 80 Days on market

Built 1975 Fair condition 435 sqft lot $62/mo HOA · 6% of rent ↓ 26% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare find! Welcome to this 2-bedroom, 2-bath 2-Story Townhome. Light-filled living area. Kitchen has white cabinets and a breakfast bar. Fenced backyard with patio. Don't miss this opportunity—schedule your showing today!

Key facts

• Fenced backyard
• Breakfast bar
• $62 HOA

Tags

• LIGHT-FILLED LIVING AREA
• FENCED BACKYARD
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $53k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.5% in Moss Bluff — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#39 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: schools D+, amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 322 active listings in the ZIP; solid renter incomes; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).
• This rent is only 13% of the median local income ($102k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $22k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,726 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 2.02% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.77%
• DSCR: 2.50
• GRM: 4.1

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: 29.1%
• Equity multiple: 2.22×
• Total profit: $18,028
• Equity at exit: $7,888

10-year hold

• IRR: 36.5%
• Equity multiple: 4.38×
• Total profit: $50,101
• Equity at exit: $4,574

Cash invested: $14,812 (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 70611

• Active inventory: 322
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• HOA: −$62
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $417

Break-even live

Break-even rent $541

Max offer price $52,900

Occupancy floor 56%

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 22 events

1. 2026-06-19
   days on market $52,900 Active 80 DOM
2. 2026-06-18
   days on market $52,900 Active 79 DOM
3. 2026-06-17
   days on market $52,900 Active 78 DOM
4. 2026-06-16
   days on market $52,900 Active 77 DOM
5. 2026-06-15
   days on market $52,900 Active 76 DOM
6. 2026-06-14
   days on market $52,900 Active 74 DOM
7. 2026-06-13
   days on market $52,900 Active 73 DOM
8. 2026-06-10
   days on market $52,900 Active 71 DOM
9. 2026-06-09
   days on market $52,900 Active 70 DOM
10. 2026-06-08
    days on market $52,900 Active 69 DOM
11. 2026-06-07
    days on market $52,900 Active 68 DOM
12. 2026-06-05
    pricedays on market $52,900 Active 65 DOM
13. 2026-06-02
    days on market $64,900 Active 63 DOM
14. 2026-06-01
    days on market $64,900 Active 62 DOM
15. 2026-05-31
    days on market $64,900 Active 61 DOM
16. 2026-05-30
    days on market $64,900 Active 60 DOM
17. 2026-05-04
    price $64,900 229-char remark

    Show marketing remark (229 chars)

    A rare find! Welcome to this 2-bedroom, 2-bath 2-Story Townhome. Light-filled living area. Kitchen has white cabinets and a breakfast bar. Fenced backyard with patio. Don't miss this opportunity—schedule your showing today!

18. 2026-03-31
    listed $74,900 Active 229-char remark

    Show marketing remark (229 chars)

    A rare find! Welcome to this 2-bedroom, 2-bath 2-Story Townhome. Light-filled living area. Kitchen has white cabinets and a breakfast bar. Fenced backyard with patio. Don't miss this opportunity—schedule your showing today!

19. 2021-07-22
    soldstatus
20. 2021-07-22
    listed $98,500
21. 2020-07-21
    soldstatus
22. 2020-04-02
    listed $88,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,826
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$264
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − HOA: −$744
• − Depreciation: −$1,539
• Taxable income: $4,470
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $3,929/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bath townhome requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Minor ceiling — spackling visible
• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard condition

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes kitchen and adds value
• Both install new bathroom fixtures — updates bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling · spackling visible	Minor	$500–3,000
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard condition	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes kitchen and adds value ↑
• Both install new bathroom fixtures — updates bathroom and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Moss Bluff

• Score: 72/100
• State rank: #39
• US rank: #6117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moss Bluff, LA
• County: Calcasieu Parish · 170,889 people
• Metro: Lake Charles, LA
• Population (ZIP): 22,124
• Household income: $101,844
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 183.0

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.82%
• Current HPI: 115.0052
• Rent YoY: —
• Metro: Lake Charles, LA
• 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

-26.2% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $64,900 SWLAR
• 2026-03-31 Listed $74,900 SWLAR
• 2021-07-22 Listed $98,500 SWLAR
• 2021-07-22 Sold (MLS) — SWLAR
• 2020-07-21 Sold (MLS) — SWLAR
• 2020-04-02 Listed $88,000 SWLAR