4095 Dave Williams Rd · Jennings, LA 70546

$51,000

2 bd · 1.5 ba · 1,706 sqft · SingleFamily · 234 Days on market

Built 1955 1.12 ac lot $30/sqft · 74% below area ↓ 50% 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 +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

Key facts

• Guest house
• Outdoor kitchen
• 1.12 acre lot

Tags

• OUTDOOR KITCHEN
• GUEST HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 6.1% in Jennings — 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 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jennings Elementary School (math 24% / reading 28%, grade F, #374 of 646 statewide, top 58%, 1,029 students, 79% FRL); Welsh-Roanoke Junior High School (math 28% / reading 41%, grade F, #93 of 218 statewide, top 43%, 204 students, 64% FRL); Jennings High School (math 23% / reading 41%, grade F, #118 of 265 statewide, top 46%, 853 students, 76% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $353 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $34k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $44,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.21% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 3.8

CMA / ARV

• ARV (median comp): $196,843
• List price: $51,000
• Delta: -74.09%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 2.53×
• Total profit: $21,885
• Equity at exit: $7,604

10-year hold

• IRR: 42.8%
• Equity multiple: 5.06×
• Total profit: $58,036
• Equity at exit: $4,410

Cash invested: $14,280 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 120
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $472

Break-even live

Break-even rent $529

Max offer price $51,000

Occupancy floor 53%

Sensitivity live

Price	-10% $501	-5% $487	+0% $472	+5% $458	+10% $444
Rent	-10% $383	-5% $428	+0% $472	+5% $517	+10% $561
Rate	-1.0pp $498	-0.5pp $485	base $472	+0.5pp $459	+1.0pp $446

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $51,000 Active 234 DOM
2. 2026-06-19
   days on market $51,000 Active 232 DOM
3. 2026-06-18
   days on market $51,000 Active 231 DOM
4. 2026-06-17
   days on market $51,000 Active 230 DOM
5. 2026-06-16
   days on market $51,000 Active 229 DOM
6. 2026-06-15
   days on market $51,000 Active 228 DOM
7. 2026-06-14
   days on market $51,000 Active 226 DOM
8. 2026-06-13
   days on market $51,000 Active 225 DOM
9. 2026-06-10
   days on market $51,000 Active 223 DOM
10. 2026-06-09
    days on market $51,000 Active 222 DOM
11. 2026-06-08
    days on market $51,000 Active 221 DOM
12. 2026-06-07
    days on market $51,000 Active 220 DOM
13. 2026-06-02
    days on market $51,000 Active 215 DOM
14. 2026-06-01
    days on market $51,000 Active 214 DOM
15. 2026-05-31
    days on market $51,000 Active 213 DOM
16. 2026-05-30
    days on market $51,000 Active 212 DOM
17. 2026-04-25
    price $57,800 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

18. 2026-03-26
    price $64,600 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

19. 2026-02-23
    price $71,400 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

20. 2025-12-29
    status Active 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

21. 2025-11-17
    status Pending 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

22. 2025-11-10
    price $78,200 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

23. 2025-09-18
    listed $85,000 Active 308-char remark

    Show marketing remark (308 chars)

    This charming brick house features 2 bedrooms and 1.5 baths, nestled on 1.12 acres just outside the city limits of Jennings. It also includes an outdoor kitchen or guest house with a single room, kitchen, and half bath, perfect for entertaining. Don't miss this opportunity—schedule your showing today!

24. 2017-06-27
    soldstatus 303-char remark

    Show marketing remark (303 chars)

    Well-Maintained home on over an acre lot! This home features stainless appliances, spacious bedrooms, and a huge living area. An outdoor kitchen with storage and a 1/2 bath makes this an ideal property for entertaining. Home has been freshly painted and has a newly installed central AC. Don't miss out!

25. 2017-03-29
    listed $115,000 303-char remark

    Show marketing remark (303 chars)

    Well-Maintained home on over an acre lot! This home features stainless appliances, spacious bedrooms, and a huge living area. An outdoor kitchen with storage and a 1/2 bath makes this an ideal property for entertaining. Home has been freshly painted and has a newly installed central AC. Don't miss out!

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,519
• − Mortgage interest: −$2,857
• − Property taxes: −$1,546
• − Insurance: −$255
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,484
• Taxable income: $5,215
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $4,418/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

-49.7% since first listed

9 events — show timeline

• 2026-04-25 Price Changed $57,800 SWLAR
• 2026-03-26 Price Changed $64,600 SWLAR
• 2026-02-23 Price Changed $71,400 SWLAR
• 2025-12-29 Relisted — SWLAR
• 2025-11-17 Pending — SWLAR
• 2025-11-10 Price Changed $78,200 SWLAR
• 2025-09-18 Listed $85,000 SWLAR
• 2017-06-27 Sold (MLS) — SWLAR
• 2017-03-29 Listed $115,000 SWLAR

Property tax history

+4.7%/yr

Latest (2025): $1,546 · +0.3% YoY. Source: county tax records.