3011 Jefferson St · Pine Prairie, LA 70576

$139,000

2 bd · 2.0 ba · 1,984 sqft · SingleFamily · 30 Days on market

Built 1980 7,405 sqft 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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Located in the heart of Pine Prairie, this versatile 2 bedroom, 2 bathroom home offers plenty of flexible living space and recent updates. The kitchen is functional and includes a stove and dishwasher that will remain with the home. The home also features a spacious living room along with a separate den, providing additional room for entertaining, relaxing, or creating a second family area. An office space is ideal for working from home, hobbies, or additional storage needs. The primary bedroom includes an ensuite bathroom for added privacy and convenience. Upstairs, the game room offers endless possibilities and could easily be utilized as an additional bedroom, playroom, or media room. Re

Key facts

• Office space
• Separate den
• Game room

Tags

• FLEXIBLE LIVING SPACE
• SEPARATE DEN
• OFFICE SPACE
• ENSUITE BATHROOM
• GAME ROOM
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Detached carport; 2 covered parking spaces (carport); 2 total parking spaces
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; Located on a city street
• Construction: Aluminum siding; Vinyl siding; Composition and metal roof
• Exterior features: Covered patio/porch; Storage structure

Interior

• Kitchen: Dishwasher; Electric stove/oven
• Flooring: Tile; Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Vaulted ceilings; Tile countertops
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-7 ($-88/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (25.0% below list).
• Recommended offer: $104k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#220 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — 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.
• Zoned schools: Bayou Chicot Elementary School (math 26% / reading 43%, grade F, #284 of 646 statewide, top 46%, 661 students, 57% FRL).
• Market conditions: 3 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.0% local appreciation)).
• Evangeline 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 30 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.

Recommended offer $104,217 (25.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.1

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: 7.3%
• Equity multiple: 1.42×
• Total profit: $16,216
• Equity at exit: $62,500

10-year hold

• IRR: 10.0%
• Equity multiple: 2.50×
• Total profit: $58,312
• Equity at exit: $96,321

Cash invested: $38,920 (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 70576

• Active inventory: 3
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-7

Break-even live

Break-even rent $1,051

Max offer price $137,711

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $32	+0% $-7	+5% $-47	+10% $-86
Rent	-10% $-90	-5% $-48	+0% $-7	+5% $34	+10% $75
Rate	-1.0pp $63	-0.5pp $28	base $-7	+0.5pp $-43	+1.0pp $-80

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $139,000 Active 30 DOM
2. 2026-06-21
   days on market $139,000 Active 29 DOM
3. 2026-06-18
   days on market $139,000 Active 27 DOM
4. 2026-06-17
   days on market $139,000 Active 26 DOM
5. 2026-06-16
   days on market $139,000 Active 25 DOM
6. 2026-06-15
   days on market $139,000 Active 24 DOM
7. 2026-06-13
   days on market $139,000 Active 22 DOM
8. 2026-06-12
   days on market $139,000 Active 21 DOM
9. 2026-06-09
   days on market $139,000 Active 18 DOM
10. 2026-06-08
    days on market $139,000 Active 17 DOM
11. 2026-06-07
    days on market $139,000 Active 16 DOM
12. 2026-06-07
    days on market $139,000 Active 15 DOM
13. 2026-06-04
    days on market $139,000 Active 12 DOM
14. 2026-06-02
    days on market $139,000 Active 11 DOM
15. 2026-06-01
    days on market $139,000 Active 10 DOM
16. 2026-05-31
    days on market $139,000 Active 9 DOM
17. 2026-05-31
    days on market $139,000 Active 8 DOM
18. 2026-05-22
    listed $139,000 Active

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$239/yr (+$20/mo · 45.6%)

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

Taxation est. · year 1

• Rental income: $12,506
• − Mortgage interest: −$7,786
• − Property taxes: −$525
• − Insurance: −$695
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$4,044
• Taxable loss: −$2,545
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $523/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Pine Prairie

• Score: 62/100
• State rank: #220
• US rank: #16951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Prairie, LA
• City population: 1,214
• Population (ZIP): 1,214

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Lithuanian 36% Serbian 3%
• Foreign-born: 20% · Canada, Guatemala, United Kingdom
• Languages at home: 65% English-only · French/Haitian/Cajun 16% Spanish 13% Other Indo-European 3%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

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

1 event — show timeline

• 2026-05-22 Listed $139,000 AcadianaMLS

Property tax history

+3.9%/yr

Latest (2025): $525 · -17.2% YoY. Source: county tax records.