27436 Kings Farm Rd · Kinder, LA 70648

$179,000

3 bd · 2.0 ba · 1,789 sqft · SingleFamily · 42 Days on market

Built 1952 6.00 ac lot $100/sqft · 23% below area Est $232k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on approximately 6 acres, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, space, and potential. Set far back off the road and framed by stunning mature live oak trees, the property welcomes you with a peaceful, country setting that feels like your own private retreat. Inside, the home features two separate living areas, providing flexibility for entertaining, relaxing, or creating a dedicated office or hobby space. While the home is older, it is move-in ready and full of character, offering a great opportunity for updates to truly make it your own. The land itself is a beautiful mix of cleared and wooded acreage, ideal for enjoying nature, gardening, or future expansion. Just behind the home, you'll find a convenient workshop with an attached awning, perfect for projects, storage, or entertaining. Whether you're looking for quiet country living or a place to put your personal touch, this property is ready to welcome you home. Flood zone X.

Key facts

• Move-in ready
• 6 acres
• 6 acre lot

Tags

• 6 ACRES
• MATURE LIVE OAK TREES
• TWO SEPARATE LIVING AREAS
• MOVE-IN READY
• CLEARED AND WOODED ACREAGE
• WORKSHOP WITH ATTACHED AWNING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (32.0% below list).
• Recommended offer: $122k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#21 in LA, #4,044 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,757 (32.0% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.68% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

• ARV (median comp): $232,433
• List price: $179,000
• Delta: -22.99%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-36,809
• Equity at exit: $26,689

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-42,313
• Equity at exit: $15,477

Cash invested: $50,120 (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 70648

• Home prices YoY: -25.9%
• Active inventory: 39
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-121

Break-even live

Break-even rent $1,371

Max offer price $157,567

Occupancy floor —

Sensitivity live

Price	-10% $-20	-5% $-71	+0% $-121	+5% $-172	+10% $-223
Rent	-10% $-218	-5% $-169	+0% $-121	+5% $-73	+10% $-25
Rate	-1.0pp $-31	-0.5pp $-76	base $-121	+0.5pp $-168	+1.0pp $-215

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-08
   listed $179,000 Active 991-char remark

   Show marketing remark (991 chars)

   Tucked away on approximately 6 acres, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, space, and potential. Set far back off the road and framed by stunning mature live oak trees, the property welcomes you with a peaceful, country setting that feels like your own private retreat. Inside, the home features two separate living areas, providing flexibility for entertaining, relaxing, or creating a dedicated office or hobby space. While the home is older, it is move-in ready and full of character, offering a great opportunity for updates to truly make it your own. The land itself is a beautiful mix of cleared and wooded acreage, ideal for enjoying nature, gardening, or future expansion. Just behind the home, you'll find a convenient workshop with an attached awning, perfect for projects, storage, or entertaining. Whether you're looking for quiet country living or a place to put your personal touch, this property is ready to welcome you home. Flood zone X.

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$145/yr (+$12/mo · 17.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,611
• − Mortgage interest: −$10,027
• − Property taxes: −$839
• − Insurance: −$895
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$5,207
• Taxable loss: −$4,695
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-329/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Kinder

• Score: 75/100
• State rank: #21
• US rank: #4044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,994

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 6% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 2% Arabic 1%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.24%
• Current HPI: 120.6268
• 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

• 2026-04-08 Listed $179,000 SWLAR

Property tax history

+1.1%/yr

Latest (2025): $839 · +0.5% YoY. Source: county tax records.