176 Jigger Point Rd · Winnsboro, LA 71295

$149,000

3 bd · 1.5 ba · 1,620 sqft · SingleFamily · 638 Days on market

Built 1980 1.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

Key facts

• 1 acre lot
• Built 1980
• Listed 638 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -14% 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 638 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $26k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $149k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 638 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 D 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: 1.39% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $23,687
• Equity at exit: $22,216

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $82,061
• Equity at exit: $12,883

Cash invested: $41,720 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 44
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $752

Break-even live

Break-even rent $1,123

Max offer price $149,000

Occupancy floor 59%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $149,000 Active 638 DOM
2. 2026-06-17
   days on market $149,000 Active 637 DOM
3. 2026-06-16
   days on market $149,000 Active 636 DOM
4. 2026-06-15
   days on market $149,000 Active 635 DOM
5. 2026-06-13
   days on market $149,000 Active 633 DOM
6. 2026-06-12
   days on market $149,000 Active 632 DOM
7. 2026-06-09
   days on market $149,000 Active 629 DOM
8. 2026-06-08
   days on market $149,000 Active 628 DOM
9. 2026-06-07
   days on market $149,000 Active 627 DOM
10. 2026-06-07
    days on market $149,000 Active 626 DOM
11. 2026-06-04
    days on market $149,000 Active 623 DOM
12. 2026-06-02
    days on market $149,000 Active 622 DOM
13. 2026-06-01
    days on market $149,000 Active 621 DOM
14. 2026-05-31
    days on market $149,000 Active 620 DOM
15. 2026-05-31
    days on market $149,000 Active 619 DOM
16. 2026-01-30
    status Active 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

17. 2026-01-30
    price $149,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

18. 2025-12-20
    status Pending 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

19. 2025-12-15
    status Active 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

20. 2025-08-07
    status Pending 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

21. 2025-06-22
    status Active 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

22. 2025-03-10
    status Pending 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

23. 2024-10-28
    price $145,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

24. 2024-07-29
    price $149,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

25. 2024-04-08
    price $160,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

26. 2024-02-28
    price $165,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

27. 2024-01-30
    price $169,000 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

28. 2023-12-18
    listed $175,000 Active 367-char remark

    Show marketing remark (367 chars)

    * * MOTIVATED SELLER * * Home is listed BELOW appraised value and is inspected and ready to go! NEW septic system, NEW paint throughout, NEW flooring throughout, NEW appliances, NEW countertops, NEW windows, NEW gravel driveway! Spacious 3 bedroom brick home on a quiet street. Large kitchen and laundry room with two living rooms. Schedule your showing today!

29. 2017-04-06
    soldstatus $60,000

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$296/yr (+$25/mo · 56.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,895
• − Mortgage interest: −$8,346
• − Property taxes: −$523
• − Insurance: −$745
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$4,335
• Taxable income: $6,963
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $7,352/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

+148.3% since first listed

14 events — show timeline

• 2026-01-30 Relisted — NELABOR
• 2026-01-30 Price Changed $149,000 NELABOR
• 2025-12-20 Pending — NELABOR
• 2025-12-15 Relisted — NELABOR
• 2025-08-07 Pending — NELABOR
• 2025-06-22 Relisted — NELABOR
• 2025-03-10 Pending — NELABOR
• 2024-10-28 Price Changed $145,000 NELABOR
• 2024-07-29 Price Changed $149,000 NELABOR
• 2024-04-08 Price Changed $160,000 NELABOR
• 2024-02-28 Price Changed $165,000 NELABOR
• 2024-01-30 Price Changed $169,000 NELABOR
• 2023-12-18 Listed $175,000 NELABOR
• 2017-04-06 Sold (Public Records) $60,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $523 · +0.1% YoY. Source: county tax records.