178 Maria Dr · Hessmer, LA 71341

$180,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 42 Days on market

Built 2004 0.38 ac lot

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.1/10.0

Listing remarks

This 4 bedroom, 2 bath home is located in a great neighborhood. A master bedroom was added years ago and a master suit with an oversized tub and walk in shower. Home has a privacy fence around the back yard and the central air and heat is less than 9 years old. Must see to appreciate.

Key facts

• Master suite
• Central air and heat
• Privacy fence

Tags

• MASTER BEDROOM
• MASTER SUITE
• OVERSIZED TUB
• WALK IN SHOWER
• PRIVACY FENCE
• CENTRAL AIR AND HEAT

Property features AI

Exterior

• Parking: Carport
• Home design: Single family residence
• Construction: Vinyl siding and frame construction; Composition roof
• Exterior features: Wood and other fencing; Composition roof; Vinyl siding; Frame construction

Interior

• Kitchen: Kitchen
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Includes bedrooms and kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-63 ($-753/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (27.5% below list).
• Recommended offer: $130k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#350 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bunkie Elementary School (math 22% / reading 27%, grade F, #384 of 646 statewide, top 62%, 356 students, 77% FRL); Bunkie Magnet High School (math 23% / reading 28%, grade F, #149 of 265 statewide, top 56%, 702 students, 52% FRL).
• Market conditions: 11 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $142k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $130,434 (27.5% 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 28% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $19,207
• Equity at exit: $82,630

10-year hold

• IRR: 9.3%
• Equity multiple: 2.43×
• Total profit: $71,942
• Equity at exit: $128,675

Cash invested: $50,400 (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 71341

• Home prices YoY: 2.9%
• Active inventory: 11
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-63

Break-even live

Break-even rent $1,384

Max offer price $168,916

Occupancy floor 100%

Sensitivity live

Price	-10% $39	-5% $-12	+0% $-63	+5% $-114	+10% $-165
Rent	-10% $-166	-5% $-114	+0% $-63	+5% $-11	+10% $40
Rate	-1.0pp $28	-0.5pp $-17	base $-63	+0.5pp $-109	+1.0pp $-157

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   status $180,000 Pending 42 DOM
2. 2026-06-15
   days on market $180,000 Active 42 DOM
3. 2026-06-14
   days on market $180,000 Active 40 DOM
4. 2026-06-13
   days on market $180,000 Active 39 DOM
5. 2026-06-10
   days on market $180,000 Active 37 DOM
6. 2026-06-09
   days on market $180,000 Active 36 DOM
7. 2026-06-08
   days on market $180,000 Active 35 DOM
8. 2026-06-07
   days on market $180,000 Active 34 DOM
9. 2026-06-03
   days on market $180,000 Active 30 DOM
10. 2026-06-02
    days on market $180,000 Active 29 DOM
11. 2026-06-01
    days on market $180,000 Active 28 DOM
12. 2026-05-31
    days on market $180,000 Active 27 DOM
13. 2026-05-30
    days on market $180,000 Active 26 DOM
14. 2026-05-14
    status Active
15. 2026-04-02
    status Pending
16. 2026-03-23
    listed $180,000 Active
17. 2019-03-11
    soldstatus $142,250
18. 2018-11-06
    listed $139,500
19. 2018-10-16
    listed $140,000
20. 2010-04-28
    soldstatus $100,000
21. 2005-07-14
    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: $891 · $74/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$99/yr (+$8/mo · 11.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $15,652
• − Mortgage interest: −$10,083
• − Property taxes: −$891
• − Insurance: −$900
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$5,236
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $198/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Hessmer

• Score: 56/100
• State rank: #350
• US rank: #22995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,901

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 26% Iranian 1% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 14% Spanish 2% Arabic 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 113.6662
• 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

+80.0% since first listed

8 events — show timeline

• 2026-05-14 Relisted — AcadianaMLS
• 2026-04-02 Pending — AcadianaMLS
• 2026-03-23 Listed $180,000 AcadianaMLS
• 2019-03-11 Sold (Public Records) $142,250 Public Records
• 2018-11-06 Listed $139,500 AcadianaMLS
• 2018-10-16 Listed $140,000 AcadianaMLS
• 2010-04-28 Sold (Public Records) $100,000 Public Records
• 2005-07-14 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $891 · +0.0% YoY. Source: county tax records.