185 Pete Wilkes Rd · Marksville, LA 71351

$100,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily · 149 Days on market

Built 1977 1.51 ac lot

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Why this score? — see what drove the C- 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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• 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 MLS

Great Investment Opportunity! This property features a single-family home, four trailers, and two additional lots--all included for one price. With a little TLC, this property has strong potential to generate multiple streams of rental income. Whether you're an investor or looking for a value-add opportunity, this is one you won't want to miss! Measurements not warranted by realtor.

Key facts

• Single-family home
• 1.51 acre lot
• Built 1977

Tags

• SINGLE-FAMILY HOME
• VALUE-ADD OPPORTUNITY

Property features AI

Exterior

• Parking: Open parking available
• Utilities: Public water
• Home design: Single-family detached residence; 1 story
• Construction: Wood siding and frame construction
• Exterior features: Lot dimensions approximately 141.5 x 509.1; Lot area about 1.51 acres; Located in the Country Side Estates subdivision; Directions: Hwy 1192 to Pete Wilkes Rd

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Has heating
• Interior features: Cooling system present (type listed as Other); Heating system present (type listed as Other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.5% in Marksville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $691 of loan paydown is wiped out by about $3k 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 149 days — a 12% lower offer ($88k) 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.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1977 — 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 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?
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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.8

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-6,738
• Equity at exit: $14,910

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $6,367
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $148

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $217	-5% $183	+0% $148	+5% $114	+10% $79
Rent	-10% $64	-5% $106	+0% $148	+5% $190	+10% $232
Rate	-1.0pp $199	-0.5pp $174	base $148	+0.5pp $122	+1.0pp $96

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 149 DOM
2. 2026-06-18
   days on market $100,000 Active 148 DOM
3. 2026-06-17
   days on market $100,000 Active 147 DOM
4. 2026-06-16
   days on market $100,000 Active 146 DOM
5. 2026-06-15
   days on market $100,000 Active 145 DOM
6. 2026-06-14
   days on market $100,000 Active 143 DOM
7. 2026-06-13
   days on market $100,000 Active 142 DOM
8. 2026-06-10
   days on market $100,000 Active 140 DOM
9. 2026-06-09
   days on market $100,000 Active 139 DOM
10. 2026-06-08
    days on market $100,000 Active 138 DOM
11. 2026-06-07
    days on market $100,000 Active 137 DOM
12. 2026-06-03
    days on market $100,000 Active 133 DOM
13. 2026-06-02
    days on market $100,000 Active 132 DOM
14. 2026-06-01
    days on market $100,000 Active 131 DOM
15. 2026-05-31
    days on market $100,000 Active 130 DOM
16. 2026-05-30
    days on market $100,000 Active 129 DOM
17. 2026-01-21
    listed $100,000 Active

    Show marketing remark (385 chars)

    Great Investment Opportunity! This property features a single-family home, four trailers, and two additional lots--all included for one price. With a little TLC, this property has strong potential to generate multiple streams of rental income. Whether you're an investor or looking for a value-add opportunity, this is one you won't want to miss! Measurements not warranted by realtor.

18. 2026-01-21
    listed $100,000 Active 385-char remark

    Show marketing remark (385 chars)

    Great Investment Opportunity! This property features a single-family home, four trailers, and two additional lots--all included for one price. With a little TLC, this property has strong potential to generate multiple streams of rental income. Whether you're an investor or looking for a value-add opportunity, this is one you won't want to miss! Measurements not warranted by realtor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,751
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,909
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,733/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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-21 Listed $100,000 GBRMLS
• 2026-01-21 Listed $100,000 AcadianaMLS

Property tax history

-0.1%/yr

Latest (2025): $77 · +0.0% YoY. Source: county tax records.