514 Front St · Krotz Springs, LA 70750

$83,000

3 bd · 3.0 ba · 2,735 sqft · Other · 289 Days on market

0.44 ac lot $30/sqft · 52% below area ↓ 8% since listing

---

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
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Sportsman's Paradise Opportunity in Krotz Springs!This one-of-a-kind property offers a total of 2,735 sq. ft. of living space spread across three separate buildings, including a large metallic shop -- all sitting on a fully fenced lot in the heart of Louisiana's outdoor country.Main Features:3 Bedrooms | 3 Baths divided between three living spaces1560 sq. ft. metallic shop with a bedroom and full bath -- perfect for storage, hobbies, or guest quarters640 sq. ft. apartment with 1 bedroom & 1 bath536 sq. ft. apartment with 1 bedroom & 1 bathThe Setting:Nestled in Krotz Springs, known for its incredible fishing, hunting, and recreational opportunities, this property is truly a Sportsman's retreat.The Potential:This fixer-upper is ideal for someone with vision -- whether you want a family camp, a multi-unit investment property, or the ultimate weekend retreat. With its unique setup and prime location, it would be perfect for an investor looking to create Airbnb rentals for outdoor enthusiasts visiting the area.Don't miss the chance to own a slice of Louisiana's Sportsman's Paradise with room to grow, play, and generate income!

Key facts

• Large metallic shop
• Airbnb rentals
• Fully fenced lot

Tags

• FULLY FENCED LOT
• LARGE METALLIC SHOP
• MULTI-UNIT INVESTMENT PROPERTY
• AIRBNB RENTALS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $83k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#338 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, health & safety B+; Watch: amenities F, commute F, employment F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($574 loan paydown + $1k appreciation (1.7% local appreciation)).
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 5.4

CMA / ARV

• ARV (median comp): $172,974
• List price: $83,000
• Delta: -52.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.57×
• Total profit: $36,584
• Equity at exit: $31,378

10-year hold

• IRR: 31.4%
• Equity multiple: 4.98×
• Total profit: $92,441
• Equity at exit: $44,164

Cash invested: $23,240 (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 70750

• Home prices YoY: 2.1%
• Active inventory: 14
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$39 /mo · $474/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $505

Break-even live

Break-even rent $645

Max offer price $83,000

Occupancy floor 56%

Sensitivity live

Price	-10% $552	-5% $529	+0% $505	+5% $482	+10% $458
Rent	-10% $404	-5% $455	+0% $505	+5% $556	+10% $607
Rate	-1.0pp $547	-0.5pp $527	base $505	+0.5pp $484	+1.0pp $462

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $83,000 Active 289 DOM
2. 2026-06-18
   days on market $83,000 Active 287 DOM
3. 2026-06-17
   days on market $83,000 Active 286 DOM
4. 2026-06-16
   days on market $83,000 Active 285 DOM
5. 2026-06-15
   days on market $83,000 Active 284 DOM
6. 2026-06-13
   days on market $83,000 Active 282 DOM
7. 2026-06-12
   days on market $83,000 Active 281 DOM
8. 2026-06-09
   days on market $83,000 Active 278 DOM
9. 2026-06-08
   days on market $83,000 Active 277 DOM
10. 2026-06-07
    days on market $83,000 Active 276 DOM
11. 2026-06-07
    days on market $83,000 Active 275 DOM
12. 2026-06-04
    days on market $83,000 Active 272 DOM
13. 2026-06-02
    days on market $83,000 Active 271 DOM
14. 2026-06-01
    days on market $83,000 Active 270 DOM
15. 2026-05-31
    days on market $83,000 Active 269 DOM
16. 2026-05-31
    days on market $83,000 Active 268 DOM
17. 2026-05-04
    status Active 1148-char remark

    Show marketing remark (1148 chars)

    Sportsman's Paradise Opportunity in Krotz Springs!This one-of-a-kind property offers a total of 2,735 sq. ft. of living space spread across three separate buildings, including a large metallic shop -- all sitting on a fully fenced lot in the heart of Louisiana's outdoor country.Main Features:3 Bedrooms | 3 Baths divided between three living spaces1560 sq. ft. metallic shop with a bedroom and full bath -- perfect for storage, hobbies, or guest quarters640 sq. ft. apartment with 1 bedroom & 1 bath536 sq. ft. apartment with 1 bedroom & 1 bathThe Setting:Nestled in Krotz Springs, known for its incredible fishing, hunting, and recreational opportunities, this property is truly a Sportsman's retreat.The Potential:This fixer-upper is ideal for someone with vision -- whether you want a family camp, a multi-unit investment property, or the ultimate weekend retreat. With its unique setup and prime location, it would be perfect for an investor looking to create Airbnb rentals for outdoor enthusiasts visiting the area.Don't miss the chance to own a slice of Louisiana's Sportsman's Paradise with room to grow, play, and generate income!

18. 2026-03-13
    price $83,000 1148-char remark

    Show marketing remark (1148 chars)

    Sportsman's Paradise Opportunity in Krotz Springs!This one-of-a-kind property offers a total of 2,735 sq. ft. of living space spread across three separate buildings, including a large metallic shop -- all sitting on a fully fenced lot in the heart of Louisiana's outdoor country.Main Features:3 Bedrooms | 3 Baths divided between three living spaces1560 sq. ft. metallic shop with a bedroom and full bath -- perfect for storage, hobbies, or guest quarters640 sq. ft. apartment with 1 bedroom & 1 bath536 sq. ft. apartment with 1 bedroom & 1 bathThe Setting:Nestled in Krotz Springs, known for its incredible fishing, hunting, and recreational opportunities, this property is truly a Sportsman's retreat.The Potential:This fixer-upper is ideal for someone with vision -- whether you want a family camp, a multi-unit investment property, or the ultimate weekend retreat. With its unique setup and prime location, it would be perfect for an investor looking to create Airbnb rentals for outdoor enthusiasts visiting the area.Don't miss the chance to own a slice of Louisiana's Sportsman's Paradise with room to grow, play, and generate income!

19. 2025-10-08
    price $85,000 1148-char remark

    Show marketing remark (1148 chars)

    Sportsman's Paradise Opportunity in Krotz Springs!This one-of-a-kind property offers a total of 2,735 sq. ft. of living space spread across three separate buildings, including a large metallic shop -- all sitting on a fully fenced lot in the heart of Louisiana's outdoor country.Main Features:3 Bedrooms | 3 Baths divided between three living spaces1560 sq. ft. metallic shop with a bedroom and full bath -- perfect for storage, hobbies, or guest quarters640 sq. ft. apartment with 1 bedroom & 1 bath536 sq. ft. apartment with 1 bedroom & 1 bathThe Setting:Nestled in Krotz Springs, known for its incredible fishing, hunting, and recreational opportunities, this property is truly a Sportsman's retreat.The Potential:This fixer-upper is ideal for someone with vision -- whether you want a family camp, a multi-unit investment property, or the ultimate weekend retreat. With its unique setup and prime location, it would be perfect for an investor looking to create Airbnb rentals for outdoor enthusiasts visiting the area.Don't miss the chance to own a slice of Louisiana's Sportsman's Paradise with room to grow, play, and generate income!

20. 2025-09-03
    listed $90,000 Active 1148-char remark

    Show marketing remark (1148 chars)

    Sportsman's Paradise Opportunity in Krotz Springs!This one-of-a-kind property offers a total of 2,735 sq. ft. of living space spread across three separate buildings, including a large metallic shop -- all sitting on a fully fenced lot in the heart of Louisiana's outdoor country.Main Features:3 Bedrooms | 3 Baths divided between three living spaces1560 sq. ft. metallic shop with a bedroom and full bath -- perfect for storage, hobbies, or guest quarters640 sq. ft. apartment with 1 bedroom & 1 bath536 sq. ft. apartment with 1 bedroom & 1 bathThe Setting:Nestled in Krotz Springs, known for its incredible fishing, hunting, and recreational opportunities, this property is truly a Sportsman's retreat.The Potential:This fixer-upper is ideal for someone with vision -- whether you want a family camp, a multi-unit investment property, or the ultimate weekend retreat. With its unique setup and prime location, it would be perfect for an investor looking to create Airbnb rentals for outdoor enthusiasts visiting the area.Don't miss the chance to own a slice of Louisiana's Sportsman's Paradise with room to grow, play, and generate income!

21. 2016-02-24
    soldstatus

ⓘ 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: $474 · $39/mo
• Projected year-2 tax: $474 · $39/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,414
• − Mortgage interest: −$4,649
• − Property taxes: −$474
• − Insurance: −$415
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,415
• Taxable income: $4,995
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,866/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: St. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Krotz Springs

• Score: 56/100
• State rank: #338
• US rank: #22657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Krotz Springs, LA
• Population (ZIP): 1,108

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 11%
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.70%
• Current HPI: 81.6515
• 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

-7.8% since first listed

5 events — show timeline

• 2026-05-04 Relisted — AcadianaMLS
• 2026-03-13 Price Changed $83,000 AcadianaMLS
• 2025-10-08 Price Changed $85,000 AcadianaMLS
• 2025-09-03 Listed $90,000 AcadianaMLS
• 2016-02-24 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $474 · +0.0% YoY. Source: county tax records.