7601 Highway 14 Hwy · Hayes, LA 70647

$69,900

4 bd · 2.0 ba · 1,743 sqft · SingleFamily · 304 Days on market

Built 1966 0.84 ac lot $40/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

Key facts

• Quiet rural setting
• Spacious layout
• 0.84 acre lot

Tags

• ALMOST AN ACRE OF LAND
• SPACIOUS LAYOUT
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 43/100 on livability (#457 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 259 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.22% ✓
• Cap rate: 18.78%
• Cash-on-cash: 44.61%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (median comp): $160,852
• List price: $69,900
• Delta: -56.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.42×
• Total profit: $8,138
• Equity at exit: $10,422

10-year hold

• IRR: 19.8%
• Equity multiple: 2.68×
• Total profit: $32,964
• Equity at exit: $6,044

Cash invested: $19,572 (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 70647

• Active inventory: 259
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $301

Break-even live

Break-even rent $1,168

Max offer price $69,900

Occupancy floor 76%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $69,900 Active 304 DOM
2. 2026-06-18
   days on market $69,900 Active 303 DOM
3. 2026-06-17
   days on market $69,900 Active 302 DOM
4. 2026-06-16
   days on market $69,900 Active 301 DOM
5. 2026-06-15
   days on market $69,900 Active 300 DOM
6. 2026-06-14
   days on market $69,900 Active 298 DOM
7. 2026-06-13
   days on market $69,900 Active 297 DOM
8. 2026-06-10
   days on market $69,900 Active 295 DOM
9. 2026-06-09
   days on market $69,900 Active 294 DOM
10. 2026-06-08
    days on market $69,900 Active 293 DOM
11. 2026-06-07
    days on market $69,900 Active 292 DOM
12. 2026-06-05
    days on market $69,900 Active 289 DOM
13. 2026-06-02
    days on market $69,900 Active 287 DOM
14. 2026-06-01
    days on market $69,900 Active 286 DOM
15. 2026-05-31
    days on market $69,900 Active 285 DOM
16. 2026-05-30
    days on market $69,900 Active 284 DOM
17. 2026-04-29
    price $69,900 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

18. 2026-03-03
    price $76,000 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

19. 2025-11-11
    price $79,900 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

20. 2025-09-26
    status Active 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

21. 2025-09-12
    status Pending 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

22. 2025-04-15
    listed $84,900 Active 599-char remark

    Show marketing remark (599 chars)

    Great Potential in Bell City School District! This 4-bedroom, 2-bath home sits on almost an acre of land and is full of possibilities. Located in the sought-after Bell City School District, it offers plenty of space both inside and out--ideal for anyone looking to settle down in a peaceful, country atmosphere. The home does need some TLC and repairs, but with a spacious layout in a quiet, rural setting, this property is perfect for someone ready to roll up their sleeves and bring it back to life! Come see the potential for yourself and imagine what this home could be with your personal touch!

23. 2015-05-26
    soldstatus $65,000

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $18,583
• − Mortgage interest: −$3,915
• − Property taxes: −$1,201
• − Insurance: −$5,468
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,033
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $2,894/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Hayes

• Score: 43/100
• State rank: #457
• US rank: #26843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayes, LA
• City population: 304
• Population (ZIP): 12,056

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 18% Slovak 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 119.3512
• 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

+7.5% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $69,900 SWLAR
• 2026-03-03 Price Changed $76,000 SWLAR
• 2025-11-11 Price Changed $79,900 SWLAR
• 2025-09-26 Relisted — SWLAR
• 2025-09-12 Pending — SWLAR
• 2025-04-15 Listed $84,900 SWLAR
• 2015-05-26 Sold (Public Records) $65,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,201 · +4.5% YoY. Source: county tax records.