302 Riverside Dr · Simmesport, LA 71369

$75,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily · 116 Days on market

Built 1965 8,712 sqft lot ↓ 5% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Don't miss out on this affordable opportunity to own your own home that's cheaper than renting. Home qualifies for 100% financing. Home features a new roof, large sunroom, and a fenced in backyard.

Key facts

• Large sunroom
• Fenced in backyard
• New roof

Tags

• NEW ROOF
• LARGE SUNROOM
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Attached parking; Carport
• Home design: Single family residence
• Construction: Wood siding; Metal roof
• Exterior features: Covered patio/porch; Chain link fencing; Other fencing

Interior

• Kitchen: Refrigerator included
• Bedrooms: Six bedrooms (individual room levels not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit cooling; No central heating listed
• Interior features: Living room; Dining room; Kitchen; Den; Bedrooms (6 total)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#379 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; 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: 10 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 $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.96%
• DSCR: 2.11
• GRM: 5.6

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: 27.4%
• Equity multiple: 2.55×
• Total profit: $32,632
• Equity at exit: $33,723

10-year hold

• IRR: 28.0%
• Equity multiple: 4.96×
• Total profit: $83,146
• Equity at exit: $51,972

Cash invested: $21,000 (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 71369

• Active inventory: 10
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $370

Break-even live

Break-even rent $649

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $413	-5% $392	+0% $370	+5% $349	+10% $328
Rent	-10% $282	-5% $326	+0% $370	+5% $414	+10% $459
Rate	-1.0pp $408	-0.5pp $389	base $370	+0.5pp $351	+1.0pp $331

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $75,000 Active 116 DOM
2. 2026-06-19
   days on market $75,000 Active 114 DOM
3. 2026-06-18
   days on market $75,000 Active 113 DOM
4. 2026-06-17
   days on market $75,000 Active 112 DOM
5. 2026-06-16
   days on market $75,000 Active 111 DOM
6. 2026-06-15
   days on market $75,000 Active 110 DOM
7. 2026-06-14
   days on market $75,000 Active 108 DOM
8. 2026-06-13
   days on market $75,000 Active 107 DOM
9. 2026-06-10
   days on market $75,000 Active 105 DOM
10. 2026-06-09
    days on market $75,000 Active 104 DOM
11. 2026-06-08
    days on market $75,000 Active 103 DOM
12. 2026-06-07
    days on market $75,000 Active 102 DOM
13. 2026-06-03
    days on market $75,000 Active 98 DOM
14. 2026-06-02
    days on market $75,000 Active 97 DOM
15. 2026-06-01
    days on market $75,000 Active 96 DOM
16. 2026-05-31
    days on market $75,000 Active 95 DOM
17. 2026-05-30
    days on market $75,000 Active 94 DOM
18. 2026-03-25
    price $75,000
19. 2026-02-25
    listed $79,000 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: $263 · $22/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$150/yr (+$12/mo · 57.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $13,415
• − Mortgage interest: −$4,201
• − Property taxes: −$263
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,182
• Taxable income: $3,451
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,615/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 — Simmesport

• Score: 54/100
• State rank: #379
• US rank: #23771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Simmesport, LA
• Population (ZIP): 2,255

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 27% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 19%
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

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

-5.1% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $75,000 AcadianaMLS
• 2026-02-25 Listed $79,000 AcadianaMLS

Property tax history

+2.8%/yr

Latest (2025): $263 · -25.6% YoY. Source: county tax records.