121 Louisiana St · Winnfield, LA 71483

$125,000

3 bd · 3.0 ba · 2,653 sqft · SingleFamily · 68 Days on market

Built 1950 1.00 ac lot $47/sqft · 22% below area Est $161k · 22% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Appreciation +6.6/10.0
• 1% rule +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This distinctive property on Louisiana Street presents a compelling opportunity for investors and buyers looking to maximize their real estate dollar. Featuring two separate residences on a single lot, the potential for generating rental income begins the moment you take ownership. The main home offers 2,653 square feet of living space with three bedrooms and three full bathrooms. The interior includes a formal living room, a comfortable den, and a bonus room that could easily serve as a game room or entertainment space. The generous room sizes throughout provide plenty of flexibility for customizing the layout to suit your needs. Adding to the property's appeal, a three-bedroom, two-bathroom mobile home occupies the same lot with its own dedicated driveway. This separate living space creates a natural setup for rental income without requiring any structural changes. Both homes are being sold as-is and could benefit from cosmetic updates, allowing buyers to renovate at their own pace and according to their own vision. The Winnfield neighborhood keeps daily essentials within easy reach. Mac's Fresh Market is just minutes away for groceries, while Winn Parish Medical Center and Winn Community Health Center offer convenient healthcare options nearby. Winnfield Senior High School serves local families, and a Walmart Supercenter sits a short drive north for additional shopping. Whether you are building a rental portfolio or simply seeking a property with strong upside potential, this two-for-one listing deserves a closer look. Schedule your showing today.

Key facts

• Dedicated driveway
• 1 acre lot
• Built 1950

Tags

• TWO SEPARATE RESIDENCES
• GENERATING RENTAL INCOME
• DEDICATED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $121k (3.4% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#319 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 68 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $160,852
• List price: $125,000
• Delta: -22.29%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.77×
• Total profit: $26,942
• Equity at exit: $57,526

10-year hold

• IRR: 15.1%
• Equity multiple: 3.27×
• Total profit: $79,406
• Equity at exit: $89,694

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 71483

• Home prices YoY: 3.9%
• Active inventory: 29
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $168

Break-even live

Break-even rent $995

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $238	-5% $203	+0% $168	+5% $132	+10% $97
Rent	-10% $72	-5% $120	+0% $168	+5% $215	+10% $263
Rate	-1.0pp $231	-0.5pp $199	base $168	+0.5pp $135	+1.0pp $102

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 18 events

1. 2026-06-21
   days on market $125,000 Active 68 DOM
2. 2026-06-18
   days on market $125,000 Active 66 DOM
3. 2026-06-17
   days on market $125,000 Active 65 DOM
4. 2026-06-16
   days on market $125,000 Active 64 DOM
5. 2026-06-15
   days on market $125,000 Active 63 DOM
6. 2026-06-13
   days on market $125,000 Active 61 DOM
7. 2026-06-12
   days on market $125,000 Active 60 DOM
8. 2026-06-09
   days on market $125,000 Active 57 DOM
9. 2026-06-08
   days on market $125,000 Active 56 DOM
10. 2026-06-07
    days on market $125,000 Active 55 DOM
11. 2026-06-07
    days on market $125,000 Active 54 DOM
12. 2026-06-04
    days on market $125,000 Active 51 DOM
13. 2026-06-02
    days on market $125,000 Active 50 DOM
14. 2026-06-01
    days on market $125,000 Active 49 DOM
15. 2026-05-31
    days on market $125,000 Active 48 DOM
16. 2026-05-31
    days on market $125,000 Active 47 DOM
17. 2026-04-13
    listed $125,000 Active 1576-char remark

    Show marketing remark (1576 chars)

    This distinctive property on Louisiana Street presents a compelling opportunity for investors and buyers looking to maximize their real estate dollar. Featuring two separate residences on a single lot, the potential for generating rental income begins the moment you take ownership. The main home offers 2,653 square feet of living space with three bedrooms and three full bathrooms. The interior includes a formal living room, a comfortable den, and a bonus room that could easily serve as a game room or entertainment space. The generous room sizes throughout provide plenty of flexibility for customizing the layout to suit your needs. Adding to the property's appeal, a three-bedroom, two-bathroom mobile home occupies the same lot with its own dedicated driveway. This separate living space creates a natural setup for rental income without requiring any structural changes. Both homes are being sold as-is and could benefit from cosmetic updates, allowing buyers to renovate at their own pace and according to their own vision. The Winnfield neighborhood keeps daily essentials within easy reach. Mac's Fresh Market is just minutes away for groceries, while Winn Parish Medical Center and Winn Community Health Center offer convenient healthcare options nearby. Winnfield Senior High School serves local families, and a Walmart Supercenter sits a short drive north for additional shopping. Whether you are building a rental portfolio or simply seeking a property with strong upside potential, this two-for-one listing deserves a closer look. Schedule your showing today.

18. 2008-10-17
    listed $10,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,484
• − Mortgage interest: −$7,002
• − Property taxes: −$940
• − Insurance: −$625
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,636
• Taxable loss: −$37
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,020/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Winnfield

• Score: 57/100
• State rank: #319
• US rank: #21768

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

• Census place: Winnfield, LA
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

+1150.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $125,000 AcadianaMLS
• 2008-10-17 Listed $10,000 AcadianaMLS

Property tax history

-1.7%/yr

Latest (2025): $940 · +0.0% YoY. Source: county tax records.