609 N Lee St · Marksville, LA 71351

$143,500

3 bd · 1.0 ba · 1,408 sqft · SingleFamily · 57 Days on market

Built 2004 0.29 ac lot Est $176k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.5/10.0
• 1% rule +3.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Right in the heart of Marksville, LA, this charming 3-bedroom, 1-bath brick home welcomes its new owners. Once inside you will find beautiful vinyl plank flooring throughout, complemented by modern fixtures and a fresh, contemporary design that creates a bright and inviting atmosphere. The functional layout provides comfortable living space with natural lighting and a cozy atmosphere. Step outside to enjoy the spacious yard, complete with a convenient storage shed AND an additional outside building equipped with electricity that can be used for a workshop, office, hobby space, or extra storage. Whether you're a first-time homebuyer or downsizing, this property combines comfort, charm, and p

Key facts

• Natural lighting
• Storage shed
• Functional layout

Tags

• VINYL PLANK FLOORING
• STORAGE SHED
• NATURAL LIGHTING
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Property is located between Peterman and Tarleton (directions)

Exterior

• Parking: Carport
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Exterior features: Composition roof; Workshop on property

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $41 ($490/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (19.8% below list).
• Recommended offer: $115k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools 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.
• Market conditions: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $992 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $118k; 22% 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 $115,152 (19.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $176,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Market St	0.19mi	3/1.5	1,498 (+6%)	0mo	$145,000	$97	78
633 Oak Ridge Dr	0.17mi	3/2.0	1,594 (+13%)	1mo	$200,000	$125	65

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-20,713
• Equity at exit: $21,396

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-14,927
• Equity at exit: $12,407

Cash invested: $40,180 (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 71351

• Active inventory: 75
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$753
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $41

Break-even live

Break-even rent $1,100

Max offer price $143,500

Occupancy floor 91%

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $143,500 Active 57 DOM
2. 2026-06-18
   days on market $143,500 Active 56 DOM
3. 2026-06-17
   days on market $143,500 Active 55 DOM
4. 2026-06-16
   days on market $143,500 Active 54 DOM
5. 2026-06-15
   days on market $143,500 Active 53 DOM
6. 2026-06-14
   days on market $143,500 Active 51 DOM
7. 2026-06-13
   days on market $143,500 Active 50 DOM
8. 2026-06-10
   days on market $143,500 Active 48 DOM
9. 2026-06-09
   days on market $143,500 Active 47 DOM
10. 2026-06-08
    days on market $143,500 Active 46 DOM
11. 2026-06-07
    days on market $143,500 Active 45 DOM
12. 2026-06-03
    days on market $143,500 Active 41 DOM
13. 2026-06-02
    days on market $143,500 Active 40 DOM
14. 2026-06-01
    days on market $143,500 Active 39 DOM
15. 2026-05-31
    days on market $143,500 Active 38 DOM
16. 2026-05-30
    days on market $143,500 Active 37 DOM
17. 2026-05-08
    status Active
18. 2026-04-26
    status Pending
19. 2026-04-10
    listed $143,500 Active
20. 2014-10-30
    soldstatus $118,000
21. 2014-08-08
    listed $120,000
22. 2014-03-27
    listed $135,000
23. 2012-03-08
    soldstatus $105,000
24. 2011-01-14
    listed $115,000
25. 2004-12-22
    soldstatus $77,500

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $789 · $66/mo
• Expected delta: +$110/yr (+$9/mo · 16.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $13,818
• − Mortgage interest: −$8,038
• − Property taxes: −$679
• − Insurance: −$718
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$4,175
• Taxable loss: −$2,002
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $970/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 — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

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: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 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: ▼ -66.16%
• Current HPI: 95.5318
• 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

+85.2% since first listed

9 events — show timeline

• 2026-05-08 Relisted — AcadianaMLS
• 2026-04-26 Pending — AcadianaMLS
• 2026-04-10 Listed $143,500 AcadianaMLS
• 2014-10-30 Sold (Public Records) $118,000 Public Records
• 2014-08-08 Listed $120,000 AcadianaMLS
• 2014-03-27 Listed $135,000 AcadianaMLS
• 2012-03-08 Sold (Public Records) $105,000 Public Records
• 2011-01-14 Listed $115,000 AcadianaMLS
• 2004-12-22 Sold (Public Records) $77,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $679 · +0.0% YoY. Source: county tax records.