4407 Highway 913 · Sicily Island, LA 71368

$135,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 23 Days on market

Built 1980 1.00 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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0

Listing remarks MLS

Very nice 3-bedroom, 2-bath well-maintained home on 1 acre in Sicily Island. Functional layout with living area, kitchen, and primary bedroom with private bath. Two additional bedrooms and a second full bath. Beautiful homesite with storage shed and carport. Approximately 15 minutes to Winnsboro.

Key facts

• 1 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-43 ($-513/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (27.5% below list).
• Recommended offer: $98k (27.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#360 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Catahoula County population projected at -17% 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72k; list at $135k implies a 88% 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 $97,876 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.36×
• Total profit: $13,484
• Equity at exit: $60,702

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $51,759
• Equity at exit: $93,549

Cash invested: $37,800 (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 71368

• Active inventory: 6
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-43

Break-even live

Break-even rent $1,033

Max offer price $127,452

Occupancy floor 99%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-13
   status $135,000 Pending 23 DOM
2. 2026-06-12
   days on market $135,000 Active 23 DOM
3. 2026-06-09
   status $135,000 Active 20 DOM
4. 2026-05-05
   status Pending 297-char remark

   Show marketing remark (297 chars)

   Very nice 3-bedroom, 2-bath well-maintained home on 1 acre in Sicily Island. Functional layout with living area, kitchen, and primary bedroom with private bath. Two additional bedrooms and a second full bath. Beautiful homesite with storage shed and carport. Approximately 15 minutes to Winnsboro.

5. 2026-04-14
   listed $135,000 Active 297-char remark

   Show marketing remark (297 chars)

   Very nice 3-bedroom, 2-bath well-maintained home on 1 acre in Sicily Island. Functional layout with living area, kitchen, and primary bedroom with private bath. Two additional bedrooms and a second full bath. Beautiful homesite with storage shed and carport. Approximately 15 minutes to Winnsboro.

6. 2026-01-12
   price $135,000
7. 2025-11-29
   price $139,900
8. 2025-09-16
   price $144,900
9. 2025-08-25
   listed $149,900 Active
10. 2014-10-31
    soldstatus $72,000
11. 2007-11-16
    soldstatus $65,000

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$122/yr (+$10/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $11,745
• − Mortgage interest: −$7,562
• − Property taxes: −$621
• − Insurance: −$675
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$3,927
• Taxable loss: −$2,919
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $188/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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Sicily Island

• Score: 55/100
• State rank: #360
• US rank: #23235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,313

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 54% White 39% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Portuguese 1% Italian 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+107.7% since first listed

8 events — show timeline

• 2026-05-05 Pending — NELABOR
• 2026-04-14 Listed $135,000 NELABOR
• 2026-01-12 Price Changed $135,000 NELABOR
• 2025-11-29 Price Changed $139,900 NELABOR
• 2025-09-16 Price Changed $144,900 NELABOR
• 2025-08-25 Listed $149,900 NELABOR
• 2014-10-31 Sold (Public Records) $72,000 Public Records
• 2007-11-16 Sold (Public Records) $65,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $621 · +0.1% YoY. Source: county tax records.