216 Martin Luther King Dr · Natchitoches, LA 71457

$80,000

3 bd · 2.0 ba · 1,442 sqft · SingleFamily · 465 Days on market

Built 1975 Fair condition 0.37 ac lot $55/sqft · 46% below area Est $147k · 46% under ↓ 16% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - 3 Bedroom, 2 Bath Home on Large Lot Excellent opportunity for investors or renovators. This 3-bedroom, 2-bath home sits on a spacious lot with a large backyard, offering great potential for improvements or expansion. Situated on a spacious lot, the home features a sizable backyard for expansion, outdoor enhancements, or added amenities. The interior provides a functional layout and solid structure, ready for cosmetic and systems upgrades. Home is being sold strictly as-is with no repairs to be made. All offers are subject to approval by the presiding Judge.

Key facts

• Sizable backyard
• Large lot
• Functional layout

Tags

• LARGE LOT
• SIZABLE BACKYARD
• FUNCTIONAL LAYOUT
• SOLID STRUCTURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.6% in Natchitoches — 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 54/100 on livability (#382 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools C-, health & safety C-, housing D+.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 158 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Natchitoches County population projected at -12% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 465 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 465 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,435
• List price: $80,000
• Delta: -45.74%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Bossier St	0.16mi	2/1.0 (-1)	1,347 (-7%)	23mo	$139,000	$103	53
306 Williams Ave	0.68mi	2/1.5 (-1)	1,233 (-14%)	16mo	$316,000	$256	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $11,396
• Equity at exit: $11,928

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $41,339
• Equity at exit: $6,917

Cash invested: $22,400 (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 71457

• Active inventory: 158
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $382

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $80,000 Active 465 DOM
2. 2026-06-18
   days on market $80,000 Active 464 DOM
3. 2026-06-17
   days on market $80,000 Active 463 DOM
4. 2026-06-16
   days on market $80,000 Active 462 DOM
5. 2026-06-15
   days on market $80,000 Active 461 DOM
6. 2026-06-14
   days on market $80,000 Active 459 DOM
7. 2026-06-12
   days on market $80,000 Active 458 DOM
8. 2026-06-09
   days on market $80,000 Active 455 DOM
9. 2026-06-08
   days on market $80,000 Active 454 DOM
10. 2026-06-07
    days on market $80,000 Active 453 DOM
11. 2026-06-07
    days on market $80,000 Active 452 DOM
12. 2026-06-04
    days on market $80,000 Active 449 DOM
13. 2026-06-02
    days on market $80,000 Active 448 DOM
14. 2026-06-01
    days on market $80,000 Active 447 DOM
15. 2026-05-31
    days on market $80,000 Active 446 DOM
16. 2026-05-31
    days on market $80,000 Active 445 DOM
17. 2026-04-14
    price $80,000 582-char remark

    Show marketing remark (582 chars)

    Investor Special - 3 Bedroom, 2 Bath Home on Large Lot Excellent opportunity for investors or renovators. This 3-bedroom, 2-bath home sits on a spacious lot with a large backyard, offering great potential for improvements or expansion. Situated on a spacious lot, the home features a sizable backyard for expansion, outdoor enhancements, or added amenities. The interior provides a functional layout and solid structure, ready for cosmetic and systems upgrades. Home is being sold strictly as-is with no repairs to be made. All offers are subject to approval by the presiding Judge.

18. 2025-03-11
    listed $95,000 Active 582-char remark

    Show marketing remark (582 chars)

    Investor Special - 3 Bedroom, 2 Bath Home on Large Lot Excellent opportunity for investors or renovators. This 3-bedroom, 2-bath home sits on a spacious lot with a large backyard, offering great potential for improvements or expansion. Situated on a spacious lot, the home features a sizable backyard for expansion, outdoor enhancements, or added amenities. The interior provides a functional layout and solid structure, ready for cosmetic and systems upgrades. Home is being sold strictly as-is with no repairs to be made. All offers are subject to approval by the presiding Judge.

ⓘ 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 8/10 Severe 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,203
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,327
• Taxable income: $3,522
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,741/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 3-bedroom, 2-bath home on a spacious lot requires moderate renovations to improve its condition and appeal to buyers.

Repairs flagged

• Major Kitchen flooring — Severely damaged and outdated
• Major Kitchen cabinets and appliances — Outdated and in poor condition
• Major Bathroom fixtures — Outdated and in poor condition
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Resale New kitchen flooring — Modern flooring will attract buyers
• Resale New kitchen cabinets and appliances — Up-to-date kitchen will appeal to buyers
• Resale New bathroom fixtures — Modern bathroom will attract buyers
• Both Landscaping and debris removal — Improved curb appeal and reduced maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · Severely damaged and outdated	Major	$15,000–50,000
Kitchen cabinets and appliances · Outdated and in poor condition	Major	$15,000–50,000
Bathroom fixtures · Outdated and in poor condition	Major	$15,000–50,000
Exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Resale New kitchen flooring — Modern flooring will attract buyers ↑
• Resale New kitchen cabinets and appliances — Up-to-date kitchen will appeal to buyers ↑
• Resale New bathroom fixtures — Modern bathroom will attract buyers ↑
• Both Landscaping and debris removal — Improved curb appeal and reduced maintenance costs ↑

ⓘ 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: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Natchitoches

• Score: 54/100
• State rank: #382
• US rank: #23935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Natchitoches, LA
• City population: 27,214
• Population (ZIP): 25,485

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 47% White 45% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.84%
• Current HPI: 103.9202
• 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

-15.8% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $80,000 AcadianaMLS
• 2025-03-11 Listed $95,000 AcadianaMLS