1408 Green St · Franklinton, LA 70438

$95,000

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 779 Days on market

Built 1979 9,700 sqft lot $95/sqft · 34% below area Est $144k · 34% under

---

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 +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +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 $95k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 5.3% 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.
• Market conditions: 246 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 779 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $95k implies a 228% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 779 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: 1.58% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.08%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (median comp): $143,794
• List price: $95,000
• Delta: -33.93%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 Hunt St	0.43mi	2/1.5	952 (-5%)	19mo	$178,125	$187	54
30206 Karsyn Dr	0.44mi	3/2.0 (+1)	1,100 (+10%)	8mo	$205,000	$186	51

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $24,212
• Equity at exit: $14,165

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $71,985
• Equity at exit: $8,214

Cash invested: $26,600 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 246
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $622

Break-even live

Break-even rent $712

Max offer price $95,000

Occupancy floor 54%

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: $23,750
• Closing costs: $2,850
• 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	24d	1	0.94mi

Listing history 30 events

1. 2026-06-18
   days on market $95,000 Active 779 DOM
2. 2026-06-17
   days on market $95,000 Active 778 DOM
3. 2026-06-16
   days on market $95,000 Active 777 DOM
4. 2026-06-15
   days on market $95,000 Active 776 DOM
5. 2026-06-13
   days on market $95,000 Active 774 DOM
6. 2026-06-10
   days on market $95,000 Active 771 DOM
7. 2026-06-09
   days on market $95,000 Active 770 DOM
8. 2026-06-08
   days on market $95,000 Active 769 DOM
9. 2026-06-07
   days on market $95,000 Active 768 DOM
10. 2026-06-03
    days on market $95,000 Active 764 DOM
11. 2026-06-02
    days on market $95,000 Active 763 DOM
12. 2026-06-01
    days on market $95,000 Active 762 DOM
13. 2026-05-31
    days on market $95,000 Active 761 DOM
14. 2025-12-31
    price $95,000 603-char remark

    Show marketing remark (603 chars)

    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.

15. 2025-12-31
    price $95,000 603-char remark

    Show marketing remark (603 chars)

    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.

16. 2025-07-23
    price $99,000 603-char remark

    Show marketing remark (603 chars)

    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.

17. 2025-07-23
    price $99,000 603-char remark

    Show marketing remark (603 chars)

    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.

18. 2025-06-06
    price $105,000 603-char remark

    Show marketing remark (603 chars)

    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.

19. 2025-06-06
    price $105,000 603-char remark

    Show marketing remark (603 chars)

    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.

20. 2025-03-30
    price $110,000 603-char remark

    Show marketing remark (603 chars)

    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.

21. 2025-03-30
    price $110,000 603-char remark

    Show marketing remark (603 chars)

    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.

22. 2024-12-17
    price $120,000 603-char remark

    Show marketing remark (603 chars)

    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.

23. 2024-12-13
    price $120,000 603-char remark

    Show marketing remark (603 chars)

    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.

24. 2024-05-29
    price $130,000 603-char remark

    Show marketing remark (603 chars)

    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.

25. 2024-04-30
    listed $130,000 Active 603-char remark

    Show marketing remark (603 chars)

    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.

26. 2024-04-30
    listed $150,000 Active 603-char remark

    Show marketing remark (603 chars)

    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.

27. 2004-04-21
    soldstatus $29,000
28. 2004-04-20
    soldstatus $29,000
29. 2003-10-21
    listed $29,900
30. 2003-10-21
    listed $29,900

ⓘ 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: $522 · $44/mo
• Expected delta: +$225/yr (+$19/mo · 75.4%)

ⓘ 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: −$5,321
• − Property taxes: −$298
• − Insurance: −$475
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,764
• Taxable income: $6,262
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $5,966/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: 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

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
• Population (ZIP): 19,935

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%

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%

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

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.