129 Beech St · Cottonport, LA 71327

$124,999

3 bd · 2.0 ba · 1,859 sqft · SingleFamily · 109 Days on market

Built 1971 0.26 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +6.2/10.0
• 1% rule +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Escape to this charming 3 bedroom, 2 bathroom home, perfectly situated just a short walk from the bayou in picturesque Cottonport, Louisiana. The expansive deck and covered patio areas provide ample space to take in the serene surroundings, while the fully fenced-in backyard ensures safety and privacy. Two large storage sheds offer plenty of extra space and storage. The quarter-acre lot boasts a fully fenced in back yard and a mature oak tree shading the front yard. Inside, the spacious bedrooms provide plenty of room for family and guests. The large living room is great for gathering, featuring a working gas fireplace that's sure to become the heart of the home. Appliances stay with the ho

Key facts

• Large storage sheds
• Covered patio
• Mature oak tree

Tags

• EXPANSIVE DECK
• COVERED PATIO
• FULLY FENCED BACKYARD
• LARGE STORAGE SHEDS
• MATURE OAK TREE
• WORKING GAS FIREPLACE

Property features AI

Exterior

• Home design: Single-family residence
• Construction: Brick construction; Composition roof
• Exterior features: Fenced yard (other type); Workshop / outbuilding

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Bedroom 1; Bedroom 2; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $114k (8.8% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#272 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Cottonport Elementary (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 318 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 12% at this address vs 26% district-wide (-14 pts) — the specific schools serving this property underperform the Avoyelles Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 20 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 ($864 loan paydown + $3k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $125k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $113,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.58×
• Total profit: $20,139
• Equity at exit: $51,661

10-year hold

• IRR: 13.1%
• Equity multiple: 2.83×
• Total profit: $63,921
• Equity at exit: $76,249

Cash invested: $35,000 (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 71327

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $148

Break-even live

Break-even rent $953

Max offer price $124,999

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $124,999 Active 109 DOM
2. 2026-06-18
   days on market $124,999 Active 108 DOM
3. 2026-06-17
   days on market $124,999 Active 107 DOM
4. 2026-06-16
   days on market $124,999 Active 106 DOM
5. 2026-06-15
   days on market $124,999 Active 105 DOM
6. 2026-06-14
   days on market $124,999 Active 103 DOM
7. 2026-06-13
   days on market $124,999 Active 102 DOM
8. 2026-06-10
   days on market $124,999 Active 100 DOM
9. 2026-06-09
   days on market $124,999 Active 99 DOM
10. 2026-06-08
    days on market $124,999 Active 98 DOM
11. 2026-06-07
    days on market $124,999 Active 97 DOM
12. 2026-06-03
    days on market $124,999 Active 93 DOM
13. 2026-06-02
    days on market $124,999 Active 92 DOM
14. 2026-06-01
    days on market $124,999 Active 91 DOM
15. 2026-05-31
    days on market $124,999 Active 90 DOM
16. 2026-05-30
    days on market $124,999 Active 89 DOM
17. 2026-05-04
    price $124,999
18. 2026-03-30
    price $139,999
19. 2026-03-02
    listed $150,000 Active
20. 2005-04-26
    soldstatus $57,000

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$141/yr (+$12/mo · 25.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $13,683
• − Mortgage interest: −$7,002
• − Property taxes: −$547
• − Insurance: −$625
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,636
• Taxable loss: −$316
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,848/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 — Cottonport

• Score: 59/100
• State rank: #272
• US rank: #19797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonport, LA
• Population (ZIP): 6,100

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 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: ▲ 2.35%
• Current HPI: 92.0693
• 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

+119.3% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $124,999 AcadianaMLS
• 2026-03-30 Price Changed $139,999 AcadianaMLS
• 2026-03-02 Listed $150,000 AcadianaMLS
• 2005-04-26 Sold (Public Records) $57,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $547 · -0.0% YoY. Source: county tax records.