9421 Cooper Lake Rd · Bastrop, LA 71220

$55,000

3 bd · 2.0 ba · 1,331 sqft · SingleFamily public records · 339 Days on market

Built 1920 $41/sqft · 66% 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
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

Key facts

• Listed 338 days

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$162,812) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#425 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D, health & safety D, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $380 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $14k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
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: 2.11% ✓
• Cap rate: 18.08%
• Cash-on-cash: 42.10%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $162,812
• List price: $55,000
• Delta: -66.22%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 2.79×
• Total profit: $27,598
• Equity at exit: $10,421

10-year hold

• IRR: 45.5%
• Equity multiple: 5.56×
• Total profit: $70,253
• Equity at exit: $8,658

Cash invested: $15,400 (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 71220

• Home prices YoY: -1.2%
• Active inventory: 92
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$66 /mo · $791/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $540

Break-even live

Break-even rent $478

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-19
   days on market $55,000 Active 339 DOM
2. 2026-06-18
   days on market $55,000 Active 338 DOM
3. 2026-06-17
   days on market $55,000 Active 337 DOM
4. 2026-06-16
   days on market $55,000 Active 336 DOM
5. 2026-06-15
   days on market $55,000 Active 335 DOM
6. 2026-06-14
   days on market $55,000 Active 333 DOM
7. 2026-06-13
   days on market $55,000 Active 332 DOM
8. 2026-06-10
   days on market $55,000 Active 330 DOM
9. 2026-06-09
   days on market $55,000 Active 329 DOM
10. 2026-06-08
    days on market $55,000 Active 328 DOM
11. 2026-06-07
    days on market $55,000 Active 327 DOM
12. 2026-06-05
    days on market $55,000 Active 324 DOM
13. 2026-06-03
    days on market $55,000 Active 323 DOM
14. 2026-06-02
    days on market $55,000 Active 322 DOM
15. 2026-06-01
    days on market $55,000 Active 321 DOM
16. 2026-05-31
    days on market $55,000 Active 320 DOM
17. 2026-05-30
    days on market $55,000 Active 319 DOM
18. 2025-11-14
    price $58,000

    Show marketing remark (295 chars)

    This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

19. 2025-11-14
    price $58,000 295-char remark

    Show marketing remark (295 chars)

    This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

20. 2025-11-13
    price $59,000 295-char remark

    Show marketing remark (295 chars)

    This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

21. 2025-11-13
    price $59,000

    Show marketing remark (295 chars)

    This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

22. 2025-07-15
    listed $68,500 Active 295-char remark

    Show marketing remark (295 chars)

    This is a great starter home! 3 bedrooms with 1 bathroom located in a good area. You will have plenty of space to meet all your needs or it could be a great investment. This property is tenant occupied. A 24-hour notice is required. There is a long-term tenant in place. The monthly rent is 900.

23. 2025-07-01
    price $68,500
24. 2025-04-01
    price $174,000
25. 2025-03-24
    price $184,900
26. 2025-02-09
    status Active
27. 2024-11-14
    price $199,000
28. 2024-10-06
    status Active
29. 2024-10-02
    price $205,000
30. 2024-09-12
    status Pending
31. 2024-08-20
    price $210,000
32. 2024-08-07
    listed $215,000 Active
33. 2022-12-21
    soldstatus
34. 2022-10-05
    price $210,000
35. 2022-09-26
    price $219,000
36. 2022-09-26
    status Active
37. 2022-08-05
    price $230,000
38. 2022-07-13
    price $275,000
39. 2022-07-12
    listed $225,000 Active
40. 2021-11-12
    listed $187,000
41. 2021-11-12
    soldstatus $187,000
42. 2017-06-21
    soldstatus $20,200
43. 2017-04-12
    listed $17,600
44. 2017-04-11
    soldstatus $26,667
45. 2014-06-05
    soldstatus $75,000
46. 2009-07-18
    soldstatus $41,000

ⓘ 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: $791 · $66/mo
• Projected year-2 tax: $791 · $66/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $13,937
• − Mortgage interest: −$3,081
• − Property taxes: −$791
• − Insurance: −$275
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$1,600
• Taxable income: $5,960
• Est. tax owed @ 24.0%: −$1,430
• After-tax cash flow: $5,052/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Bastrop

• Score: 50/100
• State rank: #425
• US rank: #25547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,426

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.10%
• Current HPI: 171.3272
• 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

+41.5% since first listed

29 events — show timeline

• 2025-11-14 Price Changed $58,000 NELABOR
• 2025-11-14 Price Changed $58,000 NELABOR
• 2025-11-13 Price Changed $59,000 NELABOR
• 2025-11-13 Price Changed $59,000 NELABOR
• 2025-07-15 Listed $68,500 NELABOR
• 2025-07-01 Price Changed $68,500 NELABOR
• 2025-04-01 Price Changed $174,000 NELABOR
• 2025-03-24 Price Changed $184,900 NELABOR
• 2025-02-09 Relisted — NELABOR
• 2024-11-14 Price Changed $199,000 NELABOR
• 2024-10-06 Relisted — NELABOR
• 2024-10-02 Price Changed $205,000 NELABOR
• 2024-09-12 Pending — NELABOR
• 2024-08-20 Price Changed $210,000 NELABOR
• 2024-08-07 Listed $215,000 NELABOR
• 2022-12-21 Sold (MLS) — NELABOR
• 2022-10-05 Price Changed $210,000 NELABOR
• 2022-09-26 Price Changed $219,000 NELABOR
• 2022-09-26 Relisted — NELABOR
• 2022-08-05 Price Changed $230,000 NELABOR
• 2022-07-13 Price Changed $275,000 NELABOR
• 2022-07-12 Listed $225,000 NELABOR
• 2021-11-12 Sold (Public Records) $187,000 Public Records
• 2021-11-12 Listed $187,000 NELABOR
• 2017-06-21 Sold (Public Records) $20,200 Public Records
• 2017-04-12 Listed $17,600 NELABOR
• 2017-04-11 Sold (Public Records) $26,667 Public Records
• 2014-06-05 Sold (Public Records) $75,000 Public Records
• 2009-07-18 Sold (Public Records) $41,000 Public Records

Property tax history

+4.9%/yr

Latest (2024): $791 · +39.0% YoY. Source: county tax records.