511 S Arkansas St · Plain Dealing, LA 71064

$49,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 102 Days on market

Built 1967 5,852 sqft lot $53/sqft · 7% above area Est $46k · 7% over

---

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
• Appreciation +8.3/10.0
• ARV discount +4.2/15.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WILL BE A GREAT INVESTMENT OPPORTUNITY! Seller has installed new flooring, freshly painted the interior and exterior. Property would be good to fix up for small family, individual or couple. Also, would be excellent rental income. Selling WHERE IS AS IS. SELLER WILL NOT DO ANY REPAIRS. Will not go FHA, VA or USDA.

Key facts

• 5,852 sq ft lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($874 rent vs $49k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#318 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($339 loan paydown + $3k appreciation (6.5% local appreciation)).
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $49k implies a 390% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
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: 1.78% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.31%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (median comp): $45,683
• List price: $49,000
• Delta: 7.26%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

6.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.8%
• Equity multiple: 3.81×
• Total profit: $38,544
• Equity at exit: $32,489

10-year hold

• IRR: 39.5%
• Equity multiple: 7.94×
• Total profit: $95,173
• Equity at exit: $60,430

Cash invested: $13,720 (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 71064

• Home prices YoY: 5.2%
• Active inventory: 38
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $874 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $358

Break-even live

Break-even rent $421

Max offer price $49,000

Occupancy floor 54%

Sensitivity live

Price	-10% $386	-5% $372	+0% $358	+5% $344	+10% $330
Rent	-10% $289	-5% $324	+0% $358	+5% $393	+10% $427
Rate	-1.0pp $383	-0.5pp $370	base $358	+0.5pp $345	+1.0pp $332

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $49,000 Active 102 DOM
2. 2026-06-18
   days on market $49,000 Active 99 DOM
3. 2026-06-17
   days on market $49,000 Active 98 DOM
4. 2026-06-16
   days on market $49,000 Active 97 DOM
5. 2026-06-15
   days on market $49,000 Active 96 DOM
6. 2026-06-14
   days on market $49,000 Active 94 DOM
7. 2026-06-13
   days on market $49,000 Active 93 DOM
8. 2026-06-10
   days on market $49,000 Active 91 DOM
9. 2026-06-09
   days on market $49,000 Active 90 DOM
10. 2026-06-08
    days on market $49,000 Active 89 DOM
11. 2026-06-07
    days on market $49,000 Active 88 DOM
12. 2026-06-02
    days on market $49,000 Active 83 DOM
13. 2026-06-01
    days on market $49,000 Active 82 DOM
14. 2026-05-31
    days on market $49,000 Active 81 DOM
15. 2026-05-30
    days on market $49,000 Active 80 DOM
16. 2026-03-10
    listed $49,000 Active 320-char remark

    Show marketing remark (320 chars)

    WILL BE A GREAT INVESTMENT OPPORTUNITY! Seller has installed new flooring, freshly painted the interior and exterior. Property would be good to fix up for small family, individual or couple. Also, would be excellent rental income. Selling WHERE IS AS IS. SELLER WILL NOT DO ANY REPAIRS. Will not go FHA, VA or USDA.

17. 1996-03-28
    soldstatus $10,000

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $658 · $55/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $10,485
• − Mortgage interest: −$2,745
• − Property taxes: −$658
• − Insurance: −$245
• − Repairs & maintenance: −$839
• − Management: −$839
• − Depreciation: −$1,425
• Taxable income: $3,734
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,400/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Plain Dealing

• Score: 57/100
• State rank: #318
• US rank: #21655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plain Dealing, LA
• City population: 3,993
• Population (ZIP): 3,993

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (51%)
• Race & ethnicity: White 51% Black 43% Two or more races 4%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · German/W. Germanic 1% Korean 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.54%
• Current HPI: 132.1034
• 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

+390.0% since first listed

2 events — show timeline

• 2026-03-10 Listed $49,000 NTREIS
• 1996-03-28 Sold (Public Records) $10,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $658 · -1.1% YoY. Source: county tax records.