602 1st St St · Lake Arthur, LA 70549

$108,000

3 bd · 1.5 ba · 2,065 sqft · SingleFamily · 222 Days on market

0.25 ac lot $52/sqft · 23% below area Est $140k · 23% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

Key facts

• Spacious corner lot
• Sunroom
• Waterfront living

Tags

• WATERFRONT LIVING
• VINTAGE TWO-STORY HOME
• SPACIOUS CORNER LOT
• SUNROOM
• WALKABLE DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $79 ($953/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 $108k (0.3% below list).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#99 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Market conditions: 10 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $303 of equity ($747 loan paydown + $-444 appreciation (-0.4% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $42k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $139,992
• List price: $108,000
• Delta: -22.85%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Kellogg Ave	0.05mi	3/1.5	1,891 (-8%)	7mo	$60,000	$32	78
205 Grand Ave	0.32mi	4/2.0 (+1)	2,153 (+4%)	12mo	$208,000	$97	61
226 Arthur Ave	0.11mi	2/3.0 (-1)	1,772 (-14%)	15mo	$75,000	$42	48
328 Mcclure Ave	0.59mi	4/2.0 (+1)	2,280 (+10%)	23mo	$150,000	$66	28

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

Projected returns pro-forma

-0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-140
• Equity at exit: $29,156

10-year hold

• IRR: 5.9%
• Equity multiple: 1.61×
• Total profit: $18,391
• Equity at exit: $33,333

Cash invested: $30,240 (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 70549

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $79

Break-even live

Break-even rent $976

Max offer price $108,000

Occupancy floor 88%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $108,000 Active 222 DOM
2. 2026-06-18
   days on market $108,000 Active 221 DOM
3. 2026-06-17
   days on market $108,000 Active 220 DOM
4. 2026-06-16
   days on market $108,000 Active 219 DOM
5. 2026-06-15
   days on market $108,000 Active 218 DOM
6. 2026-06-14
   days on market $108,000 Active 216 DOM
7. 2026-06-13
   days on market $108,000 Active 215 DOM
8. 2026-06-10
   days on market $108,000 Active 213 DOM
9. 2026-06-09
   days on market $108,000 Active 212 DOM
10. 2026-06-08
    days on market $108,000 Active 211 DOM
11. 2026-06-07
    days on market $108,000 Active 210 DOM
12. 2026-06-02
    pricedays on market $108,000 Active 205 DOM
13. 2026-06-01
    days on market $110,000 Active 204 DOM
14. 2026-05-31
    days on market $110,000 Active 203 DOM
15. 2026-05-30
    days on market $110,000 Active 202 DOM
16. 2026-03-19
    price $110,000 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

17. 2026-03-04
    price $114,900 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

18. 2025-12-27
    price $124,900 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

19. 2025-12-08
    price $129,900 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

20. 2025-11-18
    price $139,900 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

21. 2025-11-09
    listed $149,900 Active 1083-char remark

    Show marketing remark (1083 chars)

    Welcome to the heart of Lake Arthur--where small-town charm meets the easy rhythm of waterfront living. Just one block from the lake's sparkling waters, the famous Regatta, and the quaint walkable downtown, this beautiful vintage two-story home offers the perfect blend of character, comfort, and location.Set on a spacious corner lot, the property invites relaxed afternoons and front-porch conversations beneath the shade of old oaks. Inside, you'll find three cozy bedrooms, one and a half baths, and timeless architectural details that tell a story of the past while offering space for your next chapter. The sunroom--positioned perfectly to overlook the water--captures gentle lake breezes and golden sunsets, making it the ideal spot for morning coffee or evening gatherings.Whether you're seeking a full-time residence, weekend retreat, or lakeside camp to enjoy festivals, fishing, and life on the water, this property delivers the warmth of home with the soul of Lake Arthur living. Come experience what ''Joie de Vivre'' truly feels like--right here, one block from it all.

22. 2025-06-27
    price $125,000
23. 2025-04-21
    price $135,000
24. 2025-03-06
    price $150,000
25. 2024-10-29
    price $175,000
26. 2024-09-09
    listed $185,000 Active
27. 2022-12-19
    soldstatus $100,000
28. 2019-01-07
    listed $79,000
29. 2016-07-01
    soldstatus
30. 2016-05-16
    listed $75,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,118 · $93/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $12,918
• − Mortgage interest: −$6,050
• − Property taxes: −$1,118
• − Insurance: −$1,338
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$3,142
• Taxable loss: −$796
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,144/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 — Lake Arthur

• Score: 68/100
• State rank: #99
• US rank: #9980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arthur, LA
• Population (ZIP): 3,580

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 (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 25% Slovak 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

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: ▼ -0.41%
• Current HPI: 128.4869
• 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

+46.7% since first listed

15 events — show timeline

• 2026-03-19 Price Changed $110,000 AcadianaMLS
• 2026-03-04 Price Changed $114,900 AcadianaMLS
• 2025-12-27 Price Changed $124,900 AcadianaMLS
• 2025-12-08 Price Changed $129,900 AcadianaMLS
• 2025-11-18 Price Changed $139,900 AcadianaMLS
• 2025-11-09 Listed $149,900 AcadianaMLS
• 2025-06-27 Price Changed $125,000 AcadianaMLS
• 2025-04-21 Price Changed $135,000 AcadianaMLS
• 2025-03-06 Price Changed $150,000 AcadianaMLS
• 2024-10-29 Price Changed $175,000 AcadianaMLS
• 2024-09-09 Listed $185,000 AcadianaMLS
• 2022-12-19 Sold (Public Records) $100,000 Public Records
• 2019-01-07 Listed $79,000 AcadianaMLS
• 2016-07-01 Sold (MLS) — SWLAR
• 2016-05-16 Listed $75,000 SWLAR

Property tax history

+5.2%/yr

Latest (2025): $1,118 · +0.2% YoY. Source: county tax records.