1408 Green St · Franklinton, LA 70438

$79,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 830 Days on market

Built 1979 Average condition 9,700 sqft lot $79/sqft · 47% below area Est $150k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER, DO IT YOURSELFERS!!! PRICE IMPROVEMENT TODAY / MOTIVATED SELLER. Raised Cottage with amazing potential with completion of some finishing work. Minutes to main street, restaurants, shopping, banking and more. Some updates are complete while others need final touches. Home has beautiful natural lighting, high ceilings, ample and covered parking plus storage. Due to family priority, property is being sold in current condition, AS-IS. No additional work will be done by sellers. Amazing potential with attention to details by investor and or DIY handy person. X500 FLOOD ZONE. Call to tour.

Key facts

• 9,700 sq ft lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $79k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 4.4% in Franklinton — 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 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Franklinton Primary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 664 students, 56% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 57% FRL vs 77% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 288 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 830 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $71k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $79k implies a 172% gain — meaningful room to come down on a strong offer.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 830 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 1979 — 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. 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: 1.90% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.68%
• DSCR: 2.72
• GRM: 4.4

CMA / ARV

• ARV (median comp): $149,614
• List price: $79,000
• Delta: -47.20%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 Hunt St	0.43mi	2/1.5	952 (-5%)	20mo	$178,125	$187	53
1017 Webb St	1.21mi	3/1.0 (+1)	985 (-2%)	1mo	$125,000	$127	52
30206 Karsyn Dr	0.44mi	3/2.0 (+1)	1,100 (+10%)	9mo	$205,000	$186	50
1009 Webb St	1.22mi	3/1.0 (+1)	1,000 (0%)	8mo	$125,000	$125	49
1013 Marshall St	1.15mi	2/1.0	1,040 (+4%)	8mo	$162,000	$156	48
1410 Bene St. St	1.15mi	3/2.0 (+1)	1,034 (+3%)	13mo	$140,000	$135	44
1605 Bickham St	0.55mi	3/2.0 (+1)	1,180 (+18%)	3mo	$102,000	$86	42
1007 Crystal Dr	1.23mi	3/2.0 (+1)	1,046 (+5%)	14mo	$193,000	$185	40
1610 Madison St	0.60mi	2/1.0	785 (-22%)	7mo	$78,000	$99	38
215 10th Ave	1.07mi	2/2.0	1,205 (+20%)	7mo	$170,000	$141	34
1003 Crystal Dr	1.27mi	3/2.0 (+1)	1,195 (+20%)	16mo	$190,000	$159	22
2030 Howard St	1.18mi	3/1.0 (+1)	1,200 (+20%)	18mo	$84,800	$71	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.8%
• Equity multiple: 2.47×
• Total profit: $32,585
• Equity at exit: $11,779

10-year hold

• IRR: 41.6%
• Equity multiple: 4.92×
• Total profit: $86,754
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $154,000 ($141/sqft)
• Median days on market: 68 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70438

• Home prices YoY: -14.2%
• Active inventory: 288
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $713

Break-even live

Break-even rent $598

Max offer price $79,000

Occupancy floor 47%

Sensitivity live

Price	-10% $758	-5% $735	+0% $713	+5% $691	+10% $668
Rent	-10% $594	-5% $654	+0% $713	+5% $772	+10% $831
Rate	-1.0pp $753	-0.5pp $733	base $713	+0.5pp $693	+1.0pp $672

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Main St Franklinton, LA	3.0	2.0	1399	$1,500	$1.07	72d	1	0.94mi

Listing history 50 events

1. 2026-08-08
   days on market $79,000 Active 830 DOM
2. 2026-08-07
   days on market $79,000 Active 829 DOM
3. 2026-08-06
   days on market $79,000 Active 828 DOM
4. 2026-08-05
   days on market $79,000 Active 827 DOM
5. 2026-08-04
   days on market $79,000 Active 826 DOM
6. 2026-08-03
   days on market $79,000 Active 825 DOM
7. 2026-07-31
   days on market $79,000 Active 822 DOM
8. 2026-07-30
   days on market $79,000 Active 821 DOM
9. 2026-07-30
   days on market $79,000 Active 820 DOM
10. 2026-07-28
    days on market $79,000 Active 819 DOM
11. 2026-07-26
    days on market $79,000 Active 817 DOM
12. 2026-07-24
    days on market $79,000 Active 815 DOM
13. 2026-07-23
    days on market $79,000 Active 814 DOM
14. 2026-07-22
    days on market $79,000 Active 813 DOM
15. 2026-07-21
    days on market $79,000 Active 812 DOM
16. 2026-07-20
    days on market $79,000 Active 811 DOM
17. 2026-07-18
    days on market $79,000 Active 809 DOM
18. 2026-07-18
    days on market $79,000 Active 808 DOM
19. 2026-07-16
    days on market $79,000 Active 807 DOM
20. 2026-07-15
    days on market $79,000 Active 806 DOM
21. 2026-07-14
    days on market $79,000 Active 805 DOM
22. 2026-07-14
    remarks 615-char remark
23. 2026-07-14
    price $79,000 Active 804 DOM
24. 2026-07-13
    days on market $95,000 Active 804 DOM
25. 2026-07-13
    days on market $95,000 Active 803 DOM
26. 2026-07-11
    days on market $95,000 Active 802 DOM
27. 2026-07-10
    days on market $95,000 Active 801 DOM
28. 2026-07-09
    days on market $95,000 Active 800 DOM
29. 2026-07-07
    days on market $95,000 Active 798 DOM
30. 2026-07-06
    days on market $95,000 Active 797 DOM
31. 2026-07-05
    days on market $95,000 Active 796 DOM
32. 2026-07-03
    days on market $95,000 Active 794 DOM
33. 2026-07-02
    days on market $95,000 Active 793 DOM
34. 2026-07-01
    days on market $95,000 Active 792 DOM
35. 2026-06-30
    days on market $95,000 Active 791 DOM
36. 2026-06-29
    days on market $95,000 Active 790 DOM
37. 2026-06-28
    days on market $95,000 Active 789 DOM
38. 2026-06-27
    days on market $95,000 Active 788 DOM
39. 2026-06-27
    days on market $95,000 Active 787 DOM
40. 2026-06-25
    days on market $95,000 Active 785 DOM
41. 2026-06-22
    days on market $95,000 Active 783 DOM
42. 2026-06-21
    days on market $95,000 Active 782 DOM
43. 2026-06-18
    days on market $95,000 Active 779 DOM
44. 2026-06-17
    days on market $95,000 Active 778 DOM
45. 2026-06-16
    days on market $95,000 Active 777 DOM
46. 2026-06-15
    days on market $95,000 Active 776 DOM
47. 2026-06-13
    days on market $95,000 Active 774 DOM
48. 2026-06-10
    days on market $95,000 Active 771 DOM
49. 2026-06-09
    days on market $95,000 Active 770 DOM
50. 2026-06-08
    days on market $95,000 Active 769 DOM

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$137/yr (+$11/mo · 45.8%)

ⓘ 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 4/10 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: $18,000
• − Mortgage interest: −$4,425
• − Property taxes: −$298
• − Insurance: −$395
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,298
• Taxable income: $7,704
• Est. tax owed @ 24.0%: −$1,849
• After-tax cash flow: $6,707/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.

Condition & rehab AI · 10 photos

Average 55/100 Moderate rehab Est. rehab $25,000–$45,000 screening

This property presents as a fixer-upper with moderate rehabilitation needs, offering significant potential for value enhancement through completed finishes and maintenance.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows appear to be in poor condition, with some frames missing or damaged, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical panel appears to be exposed and in poor condition, indicating a major issue that needs immediate attention.
• Major Plumbing (plumbing) — The plumbing appears to be in poor condition, with some pipes exposed and in need of repair, indicating a major issue that needs immediate attention.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition, with some siding missing or damaged, indicating a major issue that needs immediate attention.

Repairs flagged

• Major Kitchen appliances — Missing appliances and backsplash indicate major repairs needed.
• Major Bathroom fixtures — Missing fixtures and finishes indicate major repairs needed.
• Moderate Exterior paint — Weathered and in need of touch-up or repainting.
• Minor Landscaping — Overgrown and needs trimming and maintenance.

Value-add opportunities

• Both Complete kitchen and bathroom finishes — Completed kitchen and bathroom finishes will enhance both resale and rental value. ↑
• Both Paint and landscaping improvements — Fresh paint and landscaping will improve curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Franklinton Primary School F LA #359/646 Nat'l #28,475/41,679 Middle Franklinton Junior High School F LA #82/218 Nat'l #7,065/14,009 High Franklinton High School F LA #106/265 Nat'l #9,639/17,239

Schools (NCES district)

• District: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

C Composite livability gradescore 69/100

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklinton, LA
• County: Washington · 44,642 people
• Population (ZIP): 19,935
• Household income: $50,667
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 5% of renters

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Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

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Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.73%
• Current HPI: 191.4762
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+217.7% since first listed

17 events — show timeline

• 2025-12-31 Price Changed $95,000 AcadianaMLS
• 2025-12-31 Price Changed $95,000 GSREIN
• 2025-07-23 Price Changed $99,000 AcadianaMLS
• 2025-07-23 Price Changed $99,000 GSREIN
• 2025-06-06 Price Changed $105,000 AcadianaMLS
• 2025-06-06 Price Changed $105,000 GSREIN
• 2025-03-30 Price Changed $110,000 AcadianaMLS
• 2025-03-30 Price Changed $110,000 GSREIN
• 2024-12-17 Price Changed $120,000 AcadianaMLS
• 2024-12-13 Price Changed $120,000 GSREIN
• 2024-05-29 Price Changed $130,000 GSREIN
• 2024-04-30 Listed $150,000 GSREIN
• 2024-04-30 Listed $130,000 AcadianaMLS
• 2004-04-21 Sold (Public Records) $29,000 Public Records
• 2004-04-20 Sold (MLS) $29,000 GSREIN
• 2003-10-21 Listed $29,900 GSREIN
• 2003-10-21 Listed $29,900 AcadianaMLS

Property tax history

-1.5%/yr

Latest (2025): $298 · +0.4% YoY. Source: county tax records.