586 Jacks Rd · Hessmer, LA 71341

$69,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily · 57 Days on market

Built 1948 2.10 ac lot ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This home is off of Hwy 1188 tucked away in a quiet neighborhood. Surrounded by pecan trees, this house has a screened in patio to enjoy country living at its finest. This house offers an outdoor kitchen and a shed that can have many uses. This property is great for someone willing to give it some TLC. Please refer to the assessor's page for a full legal description. A new shower was just installed. House is sold "AS IS".

Key facts

• Shed
• New shower
• Pecan trees

Tags

• SCREENED IN PATIO
• OUTDOOR KITCHEN
• PECAN TREES
• NEW SHOWER
• QUIET NEIGHBORHOOD
• SHED

Property features AI

Finance

• Other: Property located near Hwy 1188 (bounding street)
• HOA & community: Acreage

Exterior

• Parking: Attached parking
• Home design: Single family residence; Composition roof; Frame construction
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio/porch; Workshop; No fencing listed

Interior

• Kitchen: Dishwasher; Refrigerator; Outdoor kitchen
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Living room; Dining room; Kitchen; Bedrooms (2 listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#350 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, schools 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: 11 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.2% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.50% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.29%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Jacks Rd	0.06mi	3/1.5 (+1)	1,260 (+1%)	2mo	$170,000	$135	87

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

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.75×
• Total profit: $33,812
• Equity at exit: $31,675

10-year hold

• IRR: 30.9%
• Equity multiple: 5.38×
• Total profit: $84,703
• Equity at exit: $49,326

Cash invested: $19,320 (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 71341

• Home prices YoY: 2.9%
• Active inventory: 11
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $391

Break-even live

Break-even rent $541

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $69,000 Active 57 DOM
2. 2026-06-18
   days on market $69,000 Active 56 DOM
3. 2026-06-17
   days on market $69,000 Active 55 DOM
4. 2026-06-16
   days on market $69,000 Active 54 DOM
5. 2026-06-15
   days on market $69,000 Active 53 DOM
6. 2026-06-14
   days on market $69,000 Active 51 DOM
7. 2026-06-13
   days on market $69,000 Active 50 DOM
8. 2026-06-10
   days on market $69,000 Active 48 DOM
9. 2026-06-09
   days on market $69,000 Active 47 DOM
10. 2026-06-08
    days on market $69,000 Active 46 DOM
11. 2026-06-07
    days on market $69,000 Active 45 DOM
12. 2026-06-03
    days on market $69,000 Active 41 DOM
13. 2026-06-03
    price $69,000 Active 40 DOM
14. 2026-06-02
    days on market $79,000 Active 40 DOM
15. 2026-06-01
    days on market $79,000 Active 39 DOM
16. 2026-05-31
    days on market $79,000 Active 38 DOM
17. 2026-05-30
    days on market $79,000 Active 37 DOM
18. 2026-04-23
    listed $79,000 Active
19. 2026-01-26
    price $85,000
20. 2025-12-03
    price $95,000
21. 2025-11-13
    status Active
22. 2025-11-05
    status Pending
23. 2025-10-17
    listed $100,000 Active

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $445 · $37/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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: $12,435
• − Mortgage interest: −$3,865
• − Property taxes: −$445
• − Insurance: −$345
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,007
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,784/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 — Hessmer

• Score: 56/100
• State rank: #350
• US rank: #22995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,901

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 26% Iranian 1% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 14% Spanish 2% Arabic 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: ▲ 3.17%
• Current HPI: 113.6662
• 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

-21.0% since first listed

6 events — show timeline

• 2026-04-23 Listed $79,000 AcadianaMLS
• 2026-01-26 Price Changed $85,000 AcadianaMLS
• 2025-12-03 Price Changed $95,000 AcadianaMLS
• 2025-11-13 Relisted — AcadianaMLS
• 2025-11-05 Pending — AcadianaMLS
• 2025-10-17 Listed $100,000 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $445 · +0.0% YoY. Source: county tax records.