1402 Bosworth St · Winnsboro, LA 71295

$129,500

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 83 Days on market

0.55 ac lot $92/sqft · 71% above area

---

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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Winnsboro totaling approximately 0.55 acres. This property offers plenty of room to spread out and enjoy both indoor and outdoor space. A standout feature is the detached building, currently set up as a one-car garage but could easily be converted to two. Above the garage is a large unfinished space measuring approximately 28x22, offering excellent potential for a game room, workshop, studio space, or additional storage. Conveniently located directly across from the elementary school, this property provides easy access for families and a central location within the community. With its generous lot size and versatile outbuilding, this home is a great opportunity for buyers looking to add their own updates and personal touches.

Key facts

• Studio space
• Game room potential
• Detached building

Tags

• CORNER LOT
• DETACHED BUILDING
• UNFINISHED SPACE
• GAME ROOM POTENTIAL
• WORKSHOP POTENTIAL
• STUDIO SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $886 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — 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: 45 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $895 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $130k implies a 2058% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $121,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.63% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.32%
• DSCR: 2.30
• GRM: 5.1

CMA / ARV

• ARV (median comp): $75,837
• List price: $129,500
• Delta: 70.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 North St	0.40mi	2/1.0 (-1)	1,313 (-6%)	21mo	$86,500	$66	45
401 Macon St	0.49mi	2/2.0 (-1)	1,244 (-11%)	14mo	$123,000	$99	42
1605 Moore St	0.44mi	2/1.0 (-1)	1,214 (-13%)	14mo	$73,500	$61	37
206 Milam St	0.62mi	2/1.5 (-1)	1,271 (-9%)	22mo	$97,500	$77	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.7%
• Equity multiple: 1.98×
• Total profit: $35,399
• Equity at exit: $19,309

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $103,322
• Equity at exit: $11,197

Cash invested: $36,260 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 45
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,110 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $886

Break-even live

Break-even rent $988

Max offer price $129,500

Occupancy floor 53%

Sensitivity live

Price	-10% $959	-5% $923	+0% $886	+5% $849	+10% $813
Rent	-10% $719	-5% $803	+0% $886	+5% $969	+10% $1,053
Rate	-1.0pp $951	-0.5pp $919	base $886	+0.5pp $852	+1.0pp $818

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $129,500 Active 83 DOM
2. 2026-06-21
   days on market $129,500 Active 82 DOM
3. 2026-06-18
   days on market $129,500 Active 80 DOM
4. 2026-06-17
   days on market $129,500 Active 79 DOM
5. 2026-06-16
   days on market $129,500 Active 78 DOM
6. 2026-06-15
   days on market $129,500 Active 77 DOM
7. 2026-06-13
   days on market $129,500 Active 75 DOM
8. 2026-06-12
   days on market $129,500 Active 74 DOM
9. 2026-06-09
   days on market $129,500 Active 71 DOM
10. 2026-06-08
    days on market $129,500 Active 70 DOM
11. 2026-06-07
    days on market $129,500 Active 69 DOM
12. 2026-06-07
    days on market $129,500 Active 68 DOM
13. 2026-06-04
    days on market $129,500 Active 65 DOM
14. 2026-06-02
    days on market $129,500 Active 64 DOM
15. 2026-06-01
    days on market $129,500 Active 63 DOM
16. 2026-05-31
    days on market $129,500 Active 62 DOM
17. 2026-05-31
    days on market $129,500 Active 61 DOM
18. 2026-03-30
    listed $129,500 Active 817-char remark

    Show marketing remark (817 chars)

    Charming 3-bedroom, 2-bath home situated on a spacious corner lot in the heart of Winnsboro totaling approximately 0.55 acres. This property offers plenty of room to spread out and enjoy both indoor and outdoor space. A standout feature is the detached building, currently set up as a one-car garage but could easily be converted to two. Above the garage is a large unfinished space measuring approximately 28x22, offering excellent potential for a game room, workshop, studio space, or additional storage. Conveniently located directly across from the elementary school, this property provides easy access for families and a central location within the community. With its generous lot size and versatile outbuilding, this home is a great opportunity for buyers looking to add their own updates and personal touches.

19. 2025-06-17
    soldstatus $6,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$141/yr (+$12/mo · 24.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,314
• − Mortgage interest: −$7,254
• − Property taxes: −$571
• − Insurance: −$648
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$3,767
• Taxable income: $9,024
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $8,465/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, LA
• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

+2058.3% since first listed

2 events — show timeline

• 2026-03-30 Listed $129,500 NELABOR
• 2025-06-17 Sold (Public Records) $6,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $571 · -3.0% YoY. Source: county tax records.