120 Belton Rd · Grambling, LA 71270

$180,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 187 Days on market

Built 1977

---

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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Drop! Come see what hit the market and Ruston, LA! If you’re looking for a nice brick home on a large corner lot and not break the bank then you’re going to wanna check out 120 Belton Rd. ! Priced at only $189,000! The home has been completely remodeled, in recent years with nice tile flooring and fresh paint throughout! Inside is a nice floorplan with a large living room as soon as you walk in! With also a second living room room that can also be separated by pulling the barn door and you can close off your own small section for an office or living room! The kitchen is nice and spacious so If you love to cook, you’re gonna love this kitchen. It’s separated by itself with large windows overlooking the backyard. You can get in your own little happy place with this kitchen. Nice granite style countertops, stainless steel appliances and beautiful white cabinetry! Step out onto the covered porch here you wanna fire up the BBQ grill with nothing but woods across the front of your house is nice and private feeling. Set your appointment and come check this place out!

Key facts

• Built 1977
• Listed 187 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $31 ($373/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (21.6% below list).
• Recommended offer: $141k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#159 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,412/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,163 (21.6% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-21,969
• Equity at exit: $26,839

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $6,518
• Equity at exit: $15,563

Cash invested: $50,400 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $31

Break-even live

Break-even rent $1,372

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $82	+0% $31	+5% $-20	+10% $-71
Rent	-10% $-80	-5% $-25	+0% $31	+5% $87	+10% $143
Rate	-1.0pp $122	-0.5pp $77	base $31	+0.5pp $-16	+1.0pp $-63

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $180,000 Active 187 DOM
2. 2026-06-19
   days on market $180,000 Active 185 DOM
3. 2026-06-18
   days on market $180,000 Active 184 DOM
4. 2026-06-17
   days on market $180,000 Active 183 DOM
5. 2026-06-16
   days on market $180,000 Active 182 DOM
6. 2026-06-15
   days on market $180,000 Active 181 DOM
7. 2026-06-14
   days on market $180,000 Active 179 DOM
8. 2026-06-12
   days on market $180,000 Active 178 DOM
9. 2026-06-09
   days on market $180,000 Active 175 DOM
10. 2026-06-08
    days on market $180,000 Active 174 DOM
11. 2026-06-07
    days on market $180,000 Active 173 DOM
12. 2026-06-05
    days on market $180,000 Active 170 DOM
13. 2026-06-03
    days on market $180,000 Active 169 DOM
14. 2026-06-02
    days on market $180,000 Active 168 DOM
15. 2026-06-01
    days on market $180,000 Active 167 DOM
16. 2026-05-31
    days on market $180,000 Active 166 DOM
17. 2026-05-30
    days on market $180,000 Active 165 DOM
18. 2026-04-10
    price $185,000 1111-char remark

    Show marketing remark (1111 chars)

    Price Drop! Come see what hit the market and Ruston, LA! If you’re looking for a nice brick home on a large corner lot and not break the bank then you’re going to wanna check out 120 Belton Rd. ! Priced at only $189,000! The home has been completely remodeled, in recent years with nice tile flooring and fresh paint throughout! Inside is a nice floorplan with a large living room as soon as you walk in! With also a second living room room that can also be separated by pulling the barn door and you can close off your own small section for an office or living room! The kitchen is nice and spacious so If you love to cook, you’re gonna love this kitchen. It’s separated by itself with large windows overlooking the backyard. You can get in your own little happy place with this kitchen. Nice granite style countertops, stainless steel appliances and beautiful white cabinetry! Step out onto the covered porch here you wanna fire up the BBQ grill with nothing but woods across the front of your house is nice and private feeling. Set your appointment and come check this place out!

19. 2026-02-27
    listed $189,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Price Drop! Come see what hit the market and Ruston, LA! If you’re looking for a nice brick home on a large corner lot and not break the bank then you’re going to wanna check out 120 Belton Rd. ! Priced at only $189,000! The home has been completely remodeled, in recent years with nice tile flooring and fresh paint throughout! Inside is a nice floorplan with a large living room as soon as you walk in! With also a second living room room that can also be separated by pulling the barn door and you can close off your own small section for an office or living room! The kitchen is nice and spacious so If you love to cook, you’re gonna love this kitchen. It’s separated by itself with large windows overlooking the backyard. You can get in your own little happy place with this kitchen. Nice granite style countertops, stainless steel appliances and beautiful white cabinetry! Step out onto the covered porch here you wanna fire up the BBQ grill with nothing but woods across the front of your house is nice and private feeling. Set your appointment and come check this place out!

20. 2025-12-12
    listed $180,000 Active 61-char remark

    Show marketing remark (61 chars)

    Remodel 5 years ago. Perfect starter home. Cheaper than rent.

21. 2020-03-06
    listed $125,000

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$208/yr (+$17/mo · 26.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,940
• − Mortgage interest: −$10,083
• − Property taxes: −$782
• − Insurance: −$900
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$5,236
• Taxable loss: −$2,772
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $1,038/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Grambling

• Score: 64/100
• State rank: #159
• US rank: #13644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lincoln Parish · 32,885 people
• City population: 4,176
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

+48.0% since first listed

4 events — show timeline

• 2026-04-10 Price Changed $185,000 NELABOR
• 2026-02-27 Listed $189,000 NELABOR
• 2025-12-12 Listed $180,000 Fizber.com
• 2020-03-06 Listed $125,000 NELABOR

Property tax history

+3.7%/yr

Latest (2025): $782 · -0.3% YoY. Source: county tax records.