3070 Louisiana 8 · Sicily Island, LA 71368

$173,000

4 bd · 3.5 ba · 1,850 sqft · Other public records · 122 Days on market

Built 1987 2.67 ac lot

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Why this score? — see what drove the D- 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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks MLS

Looking for your piece of paradise in the country? Look no further! With 3,025 square feet of living space, an in ground, salt water pool, 30x40 shop and 2.67 acres to roam, you will find what you're looking for! There is also an extra ''pool house'', ''beauty shop'', ''bait shop'' or whatever you want it to be! You have to see this one for yourself! All measurements are estimated. Buyer is encouraged to measure.

Key facts

• 2.67 acres
• 30x40 shop
• Pool house

Tags

• IN GROUND SALT WATER POOL
• 30X40 SHOP
• 2.67 ACRES
• POOL HOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $173k.

Deal economics

• At list price, monthly cash flow is $-44 ($-523/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (28.3% below list).
• Recommended offer: $124k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#360 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jonesville Elementary School (math 17% / reading 22%, grade F, #448 of 646 statewide, top 71%, 259 students, 51% FRL); Block High School (math 2% / reading 27%, grade F, #221 of 265 statewide, top 84%, 218 students, 80% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Catahoula County population projected at -17% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $115k; list at $173k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $124,008 (28.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.6

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $17,979
• Equity at exit: $77,788

10-year hold

• IRR: 9.3%
• Equity multiple: 2.40×
• Total profit: $67,799
• Equity at exit: $119,881

Cash invested: $48,440 (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 71368

• Active inventory: 6
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-44

Break-even live

Break-even rent $1,295

Max offer price $165,305

Occupancy floor 99%

Sensitivity live

Price	-10% $54	-5% $5	+0% $-44	+5% $-93	+10% $-141
Rent	-10% $-142	-5% $-93	+0% $-44	+5% $5	+10% $54
Rate	-1.0pp $44	-0.5pp $0	base $-44	+0.5pp $-88	+1.0pp $-134

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $173,000 Active 122 DOM
2. 2026-06-21
   days on market $173,000 Active 121 DOM
3. 2026-06-18
   days on market $173,000 Active 119 DOM
4. 2026-06-17
   days on market $173,000 Active 118 DOM
5. 2026-06-16
   days on market $173,000 Active 117 DOM
6. 2026-06-15
   days on market $173,000 Active 116 DOM
7. 2026-06-13
   days on market $173,000 Active 114 DOM
8. 2026-06-12
   days on market $173,000 Active 113 DOM
9. 2026-06-09
   days on market $173,000 Active 110 DOM
10. 2026-06-08
    days on market $173,000 Active 109 DOM
11. 2026-06-07
    days on market $173,000 Active 108 DOM
12. 2026-06-07
    days on market $173,000 Active 107 DOM
13. 2026-06-04
    days on market $173,000 Active 104 DOM
14. 2026-06-02
    days on market $173,000 Active 103 DOM
15. 2026-06-01
    days on market $173,000 Active 102 DOM
16. 2026-05-31
    days on market $173,000 Active 101 DOM
17. 2026-05-31
    days on market $173,000 Active 100 DOM
18. 2026-02-18
    listed $173,000 Active 420-char remark

    Show marketing remark (420 chars)

    Looking for your piece of paradise in the country? Look no further! With 3,025 square feet of living space, an in ground, salt water pool, 30x40 shop and 2.67 acres to roam, you will find what you're looking for! There is also an extra ''pool house'', ''beauty shop'', ''bait shop'' or whatever you want it to be! You have to see this one for yourself! All measurements are estimated. Buyer is encouraged to measure.

19. 2013-11-05
    soldstatus $115,000
20. 2013-02-15
    soldstatus $94,000
21. 2013-02-08
    soldstatus 275-char remark

    Show marketing remark (275 chars)

    This is a well built log home. Beautiful wood floors in the living area with wood walls and ceiling throughout. Master bedroom and bath are upstairs just off large loft. Two bedrooms and a bath are downstairs. Large yard. Deck with hot tub. To be sold in AS IS Condition.

22. 2012-11-06
    listed $104,900 275-char remark

    Show marketing remark (275 chars)

    This is a well built log home. Beautiful wood floors in the living area with wood walls and ceiling throughout. Master bedroom and bath are upstairs just off large loft. Two bedrooms and a bath are downstairs. Large yard. Deck with hot tub. To be sold in AS IS Condition.

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$425/yr (+$35/mo · 80.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 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: $14,881
• − Mortgage interest: −$9,691
• − Property taxes: −$527
• − Insurance: −$865
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$5,033
• Taxable loss: −$3,615
• Est. tax savings @ 24.0%: +$868
• After-tax cash flow: $345/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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Sicily Island

• Score: 55/100
• State rank: #360
• US rank: #23235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,313

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 39% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Portuguese 1% Italian 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

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

+64.9% since first listed

5 events — show timeline

• 2026-02-18 Listed $173,000 MLSU
• 2013-11-05 Sold (Public Records) $115,000 Public Records
• 2013-02-15 Sold (Public Records) $94,000 Public Records
• 2013-02-08 Sold (MLS) — MLSU
• 2012-11-06 Listed $104,900 MLSU

Property tax history

-0.0%/yr

Latest (2025): $527 · +0.0% YoY. Source: county tax records.