125 Sycamore Dr · Ridgecrest, LA 71334

$92,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 286 Days on market

Built 1957 2.19 ac lot $62/sqft · 59% above area ↓ 16% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.8/10.0

Listing remarks MLS

LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

Key facts

• Pantry
• Separate dining room
• Gorgeous lot

Tags

• GORGEOUS LOT
• GAS STOVE
• PANTRY
• BREAKFAST AREA
• SEPARATE DINING ROOM
• DEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#443 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D+, schools F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($636 loan paydown + $5k appreciation (5.8% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 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 1957 — 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 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?
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: 1.21% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $57,810
• List price: $92,000
• Delta: 59.14%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Crestview Dr	0.70mi	3/1.5	1,500 (+2%)	8mo	$55,000	$37	56
303 Ferriday Dr	0.65mi	3/2.0	1,292 (-12%)	5mo	$155,000	$120	45
473 Crestview Dr	0.50mi	3/1.0	1,300 (-12%)	22mo	$157,000	$121	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.81×
• Total profit: $46,586
• Equity at exit: $56,899

10-year hold

• IRR: 26.1%
• Equity multiple: 5.69×
• Total profit: $120,803
• Equity at exit: $102,384

Cash invested: $25,760 (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 71334

• Home prices YoY: 5.7%
• Active inventory: 43
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $329

Break-even live

Break-even rent $697

Max offer price $92,000

Occupancy floor 65%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $92,000 Active 286 DOM
2. 2026-06-17
   days on market $92,000 Active 285 DOM
3. 2026-06-16
   days on market $92,000 Active 284 DOM
4. 2026-06-15
   days on market $92,000 Active 283 DOM
5. 2026-06-13
   days on market $92,000 Active 281 DOM
6. 2026-06-12
   days on market $92,000 Active 280 DOM
7. 2026-06-09
   days on market $92,000 Active 277 DOM
8. 2026-06-08
   days on market $92,000 Active 276 DOM
9. 2026-06-07
   days on market $92,000 Active 275 DOM
10. 2026-06-07
    days on market $92,000 Active 274 DOM
11. 2026-06-04
    days on market $92,000 Active 271 DOM
12. 2026-06-02
    days on market $92,000 Active 270 DOM
13. 2026-06-01
    days on market $92,000 Active 269 DOM
14. 2026-05-31
    days on market $92,000 Active 268 DOM
15. 2026-05-31
    days on market $92,000 Active 267 DOM
16. 2026-05-03
    price $92,000 889-char remark

    Show marketing remark (889 chars)

    LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

17. 2026-03-01
    status Active 889-char remark

    Show marketing remark (889 chars)

    LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

18. 2026-02-28
    historical 889-char remark

    Show marketing remark (889 chars)

    LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

19. 2025-12-03
    price $98,500 889-char remark

    Show marketing remark (889 chars)

    LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

20. 2025-09-03
    listed $109,000 Active 889-char remark

    Show marketing remark (889 chars)

    LONG TIME OWNER OF THIS COZY 3 BEDROOM, 2 BATH HOME THAT YOU WILL ENJOY PUTTING YOUR TOUCH IN. This home is situated on a gorgeous lot with back privacy & lots of room to roam. The kitchen features a gas stove/range, pantry & a breakfast area. Separate dining room & den which has a gas log fireplace. Newer double pane windows. Floors are hardwood, vinyl & carpet & possibly hardwood floors underneath the carpet. Two car carport (22' x 28'.5) with a utility/laundry room. Nice patio overlooking the tree shaded lot & complete with a shop & covered lean-to & a motorhome shed (approximately 1300 square feet). There has been a trailer on the property in the past so with proper approval this could be an option in the future. Utilities are Concordia Water Works, Energy & Atmos Gas. Sold ''as is''. All measurements are estimated & not guaranteed.

21. 2005-05-19
    soldstatus

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$148/yr (+$12/mo · 41.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $13,358
• − Mortgage interest: −$5,153
• − Property taxes: −$358
• − Insurance: −$460
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,676
• Taxable income: $2,573
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,328/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Ridgecrest

• Score: 47/100
• State rank: #443
• US rank: #26210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,382

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 54% White 40% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 108.4427
• 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

-15.6% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $92,000 MLSU
• 2026-03-01 Relisted — MLSU
• 2026-02-28 Listing Removed — MLSU
• 2025-12-03 Price Changed $98,500 MLSU
• 2025-09-03 Listed $109,000 MLSU
• 2005-05-19 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $358 · +0.5% YoY. Source: county tax records.