1219 Canal St · Ringgold, LA 71068

$79,997

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 297 Days on market

Built 1987 0.84 ac lot $82/sqft · 38% below area Est $129k · 38% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

Key facts

• 0.84 acre lot
• Built 1987
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ringgold Elementary School (math 17% / reading 17%, grade F, #487 of 646 statewide, top 78%, 240 students, 79% FRL).
• Zoned-school proficiency averages 17% at this address vs 32% district-wide (-15 pts) — the specific schools serving this property underperform the Bienville Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 10 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,397 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (median comp): $128,794
• List price: $79,997
• Delta: -37.89%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.5%
• Equity multiple: 1.77×
• Total profit: $17,320
• Equity at exit: $35,970

10-year hold

• IRR: 15.4%
• Equity multiple: 3.27×
• Total profit: $50,952
• Equity at exit: $55,434

Cash invested: $22,399 (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 71068

• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $120

Break-even live

Break-even rent $711

Max offer price $79,997

Occupancy floor 81%

Sensitivity live

Price	-10% $166	-5% $143	+0% $120	+5% $98	+10% $75
Rent	-10% $52	-5% $86	+0% $120	+5% $154	+10% $189
Rate	-1.0pp $161	-0.5pp $141	base $120	+0.5pp $100	+1.0pp $79

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   days on market $79,997 Active 297 DOM
2. 2026-05-30
   days on market $79,997 Active 296 DOM
3. 2025-10-22
   price $79,997 149-char remark

   Show marketing remark (149 chars)

   Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

4. 2025-09-29
   price $84,997 149-char remark

   Show marketing remark (149 chars)

   Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

5. 2025-09-15
   price $89,997 149-char remark

   Show marketing remark (149 chars)

   Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

6. 2025-08-27
   price $97,997 149-char remark

   Show marketing remark (149 chars)

   Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

7. 2025-08-07
   listed $99,997 Active 149-char remark

   Show marketing remark (149 chars)

   Great investment or starter home opportunity. Large lot (nearly one acre) with a huge shop! Near Lake Bistineau. House needs some TLC. inquire today.

8. 2013-03-04
   soldstatus $59,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $10,357
• − Mortgage interest: −$4,481
• − Property taxes: −$1,304
• − Insurance: −$400
• − Repairs & maintenance: −$829
• − Management: −$829
• − Depreciation: −$2,327
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,399/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,325

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

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

+35.6% since first listed

6 events — show timeline

• 2025-10-22 Price Changed $79,997 NTREIS
• 2025-09-29 Price Changed $84,997 NTREIS
• 2025-09-15 Price Changed $89,997 NTREIS
• 2025-08-27 Price Changed $97,997 NTREIS
• 2025-08-07 Listed $99,997 NTREIS
• 2013-03-04 Sold (Public Records) $59,000 Public Records

Property tax history

+8.1%/yr

Latest (2024): $1,304 · +34.9% YoY. Source: county tax records.