1412 College St · Pineville, LA 71360

$35,000

2 bd · 1.0 ba · 930 sqft · SingleFamily · 122 Days on market

Built 1950 3,049 sqft lot $38/sqft · 59% below area ↓ 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This asset is being marketed online now at www.auction.com. CONTACT THE LISTING AGENT Before registration and bigging. All offers from interested buyers must be entered online at www.auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www.auction.com. Online bidding will begin on 3/30/2026. There is a buyer's premium % amount but you have to find that on the site or contact the listing agent, this is pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Looking to add to your portfolio of investments. This is just what you are looking for!! This home is a 2 bed 1 bath home with a fenced in yard. Walking distance to the community college and other local amenities. Sold as is.

Key facts

• Local amenities
• Fenced in yard
• 3,049 sq ft lot

Tags

• FENCED IN YARD
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% vs local median 4.2% in Pineville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($61k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1950 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 2.49% ✓
• Cap rate: 22.37%
• Cash-on-cash: 57.41%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $85,000
• List price: $35,000
• Delta: -58.82%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Barrett St	0.41mi	2/1.0	926 (-0%)	4mo	$85,000	$92	77
1628 Henry St	0.69mi	2/1.0	914 (-2%)	1mo	$70,000	$77	64
900 College Dr	0.55mi	2/2.0	970 (+4%)	4mo	$75,000	$77	60
20 Purser St	0.40mi	2/1.0	804 (-14%)	3mo	$100,000	$124	56
53 Valley St	0.58mi	3/2.0 (+1)	1,000 (+8%)	3mo	$120,000	$120	49

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: 55.9%
• Equity multiple: 3.47×
• Total profit: $24,188
• Equity at exit: $5,219

10-year hold

• IRR: 60.9%
• Equity multiple: 7.07×
• Total profit: $59,509
• Equity at exit: $3,026

Cash invested: $9,800 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $469

Break-even live

Break-even rent $277

Max offer price $35,000

Occupancy floor 41%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 Erion St Pineville, LA	2.0	1.0	675	$750	$1.11	44d	1	0.62mi
424 Forest St Pineville, LA	2.0	1.0	800	$750	$0.94	44d	1	0.66mi

Listing history 4 events

1. 2026-05-15
   status Pending 870-char remark

   Show marketing remark (870 chars)

   This asset is being marketed online now at www.auction.com. CONTACT THE LISTING AGENT Before registration and bigging. All offers from interested buyers must be entered online at www.auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www.auction.com. Online bidding will begin on 3/30/2026. There is a buyer's premium % amount but you have to find that on the site or contact the listing agent, this is pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Looking to add to your portfolio of investments. This is just what you are looking for!! This home is a 2 bed 1 bath home with a fenced in yard. Walking distance to the community college and other local amenities. Sold as is.

2. 2026-03-22
   price $35,000 870-char remark

   Show marketing remark (870 chars)

   This asset is being marketed online now at www.auction.com. CONTACT THE LISTING AGENT Before registration and bigging. All offers from interested buyers must be entered online at www.auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www.auction.com. Online bidding will begin on 3/30/2026. There is a buyer's premium % amount but you have to find that on the site or contact the listing agent, this is pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Looking to add to your portfolio of investments. This is just what you are looking for!! This home is a 2 bed 1 bath home with a fenced in yard. Walking distance to the community college and other local amenities. Sold as is.

3. 2026-02-18
   price $40,000 870-char remark

   Show marketing remark (870 chars)

   This asset is being marketed online now at www.auction.com. CONTACT THE LISTING AGENT Before registration and bigging. All offers from interested buyers must be entered online at www.auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www.auction.com. Online bidding will begin on 3/30/2026. There is a buyer's premium % amount but you have to find that on the site or contact the listing agent, this is pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Looking to add to your portfolio of investments. This is just what you are looking for!! This home is a 2 bed 1 bath home with a fenced in yard. Walking distance to the community college and other local amenities. Sold as is.

4. 2026-01-09
   listed $45,000 Active 870-char remark

   Show marketing remark (870 chars)

   This asset is being marketed online now at www.auction.com. CONTACT THE LISTING AGENT Before registration and bigging. All offers from interested buyers must be entered online at www.auction.com for the duration of the time that this property is cleared for sale at auction. Registration to bid is now available on the property's listing page on www.auction.com. Online bidding will begin on 3/30/2026. There is a buyer's premium % amount but you have to find that on the site or contact the listing agent, this is pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval. Looking to add to your portfolio of investments. This is just what you are looking for!! This home is a 2 bed 1 bath home with a fenced in yard. Walking distance to the community college and other local amenities. 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: $251 · $21/mo
• Projected year-2 tax: $251 · $21/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $10,449
• − Mortgage interest: −$1,961
• − Property taxes: −$251
• − Insurance: −$175
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$1,018
• Taxable income: $5,372
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,337/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineville, LA
• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

-22.2% since first listed

4 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-03-22 Price Changed $35,000 AcadianaMLS
• 2026-02-18 Price Changed $40,000 AcadianaMLS
• 2026-01-09 Listed $45,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $251 · +13.9% YoY. Source: county tax records.