607 N Spruce St · Vidalia, LA 71373

$24,000

2 bd · 1.0 ba · 1,460 sqft · SingleFamily · 72 Days on market

Built 1942 6,534 sqft lot $16/sqft · 87% below area

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

SPECIAL INVESTMENT OPPORTUNITY AWAITS in this home located within the city limits of Vidalia, nestled in a quiet neighborhood. Featuring a traditional layout with a screened front porch, this property offers a solid footprint for those looking to renovate or invest. Interior spaces include a living area, kitchen, and multiple rooms ready for updates and customization. The home retains its original character and presents a great chance to restore and add value over time. Conveniently situated close to local amenities while maintaining a peaceful residential setting. Sold as-is.

Key facts

• Screened front porch
• Original character
• Local amenities

Tags

• SCREENED FRONT PORCH
• ORIGINAL CHARACTER
• LOCAL AMENITIES
• PEACEFUL RESIDENTIAL SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities 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: 40 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 $2k of equity ($166 loan paydown + $2k appreciation (7.0% 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 (7.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% 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 $22,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 4.55% ✓
• Cap rate: 41.60%
• Cash-on-cash: 126.10%
• DSCR: 6.61
• GRM: 1.8

CMA / ARV

• ARV (median comp): $189,000
• List price: $24,000
• Delta: -87.30%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 N Oak St	0.34mi	2/1.0	1,479 (+1%)	4mo	$189,000	$128	78
501 Holly St	0.39mi	3/1.0 (+1)	1,548 (+6%)	15mo	$190,000	$123	55
1105 O'neal	0.67mi	3/2.0 (+1)	1,450 (-1%)	7mo	$115,000	$79	53
307 Holly St	0.41mi	3/2.0 (+1)	1,626 (+11%)	4mo	$189,000	$116	50

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

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.94×
• Total profit: $53,327
• Equity at exit: $16,589

10-year hold

• IRR: —
• Equity multiple: 19.06×
• Total profit: $121,376
• Equity at exit: $31,474

Cash invested: $6,720 (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 71373

• Home prices YoY: 6.3%
• Active inventory: 40
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$126
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $706

Break-even live

Break-even rent $197

Max offer price $24,000

Occupancy floor 30%

Sensitivity live

Price	-10% $720	-5% $713	+0% $706	+5% $699	+10% $693
Rent	-10% $620	-5% $663	+0% $706	+5% $749	+10% $792
Rate	-1.0pp $718	-0.5pp $712	base $706	+0.5pp $700	+1.0pp $694

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $24,000 Active 72 DOM
2. 2026-06-21
   days on market $24,000 Active 71 DOM
3. 2026-06-18
   days on market $24,000 Active 69 DOM
4. 2026-06-17
   days on market $24,000 Active 68 DOM
5. 2026-06-16
   days on market $24,000 Active 67 DOM
6. 2026-06-15
   days on market $24,000 Active 66 DOM
7. 2026-06-13
   days on market $24,000 Active 64 DOM
8. 2026-06-12
   days on market $24,000 Active 63 DOM
9. 2026-06-09
   days on market $24,000 Active 60 DOM
10. 2026-06-08
    days on market $24,000 Active 59 DOM
11. 2026-06-07
    days on market $24,000 Active 58 DOM
12. 2026-06-07
    days on market $24,000 Active 57 DOM
13. 2026-06-04
    days on market $24,000 Active 54 DOM
14. 2026-06-02
    days on market $24,000 Active 53 DOM
15. 2026-06-01
    days on market $24,000 Active 52 DOM
16. 2026-05-31
    days on market $24,000 Active 51 DOM
17. 2026-05-31
    days on market $24,000 Active 50 DOM
18. 2026-04-10
    listed $24,000 Active 595-char remark

    Show marketing remark (595 chars)

    SPECIAL INVESTMENT OPPORTUNITY AWAITS in this home located within the city limits of Vidalia, nestled in a quiet neighborhood. Featuring a traditional layout with a screened front porch, this property offers a solid footprint for those looking to renovate or invest. Interior spaces include a living area, kitchen, and multiple rooms ready for updates and customization. The home retains its original character and presents a great chance to restore and add value over time. Conveniently situated close to local amenities while maintaining a peaceful residential setting. Sold as-is.

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $241 · $20/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% 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: $13,095
• − Mortgage interest: −$1,344
• − Property taxes: −$241
• − Insurance: −$120
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$698
• Taxable income: $8,596
• Est. tax owed @ 24.0%: −$2,063
• After-tax cash flow: $6,411/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 — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 5,754

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 24% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 6.97%
• Current HPI: 117.3895
• 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

• 2026-04-10 Listed $24,000 MLSU

Property tax history

-0.2%/yr

Latest (2025): $241 · +0.6% YoY. Source: county tax records.