109 Frank Ln · Belle Rose, LA 70341

$55,000

4 bd · 2.0 ba · 1,457 sqft · SingleFamily · 101 Days on market

Built 1989 0.26 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• 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

INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

Key facts

• 0.26 acre lot
• Built 1989
• Listed 100 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Cesspool sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding; Asbestos siding material
• Exterior features: Composition roof

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Laminate and vinyl flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#235 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Assumption County population projected at -15% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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. 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: 2.54% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.88%
• DSCR: 3.53
• GRM: 3.3

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: 55.3%
• Equity multiple: 3.44×
• Total profit: $37,594
• Equity at exit: $8,201

10-year hold

• IRR: 60.4%
• Equity multiple: 7.02×
• Total profit: $92,666
• Equity at exit: $4,755

Cash invested: $15,400 (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 70341

• Home prices YoY: -24.0%
• Active inventory: 13
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $730

Break-even live

Break-even rent $472

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $55,000 Active 101 DOM
2. 2026-06-18
   days on market $55,000 Active 100 DOM
3. 2026-06-17
   days on market $55,000 Active 99 DOM
4. 2026-06-16
   days on market $55,000 Active 98 DOM
5. 2026-06-15
   days on market $55,000 Active 97 DOM
6. 2026-06-14
   days on market $55,000 Active 95 DOM
7. 2026-06-13
   days on market $55,000 Active 94 DOM
8. 2026-06-10
   days on market $55,000 Active 92 DOM
9. 2026-06-09
   days on market $55,000 Active 91 DOM
10. 2026-06-08
    days on market $55,000 Active 90 DOM
11. 2026-06-07
    pricedays on market $55,000 Active 89 DOM
12. 2026-06-03
    days on market $65,000 Active 85 DOM
13. 2026-06-02
    days on market $65,000 Active 84 DOM
14. 2026-06-01
    days on market $65,000 Active 83 DOM
15. 2026-05-31
    days on market $65,000 Active 82 DOM
16. 2026-05-30
    days on market $65,000 Active 81 DOM
17. 2026-05-23
    status Active
18. 2026-05-22
    status Active 123-char remark

    Show marketing remark (123 chars)

    INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

19. 2026-05-06
    status Pending 123-char remark

    Show marketing remark (123 chars)

    INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

20. 2026-05-06
    status Pending

    Show marketing remark (123 chars)

    INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

21. 2026-02-21
    listed $65,000 Active

    Show marketing remark (123 chars)

    INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

22. 2026-02-21
    listed $65,000 Active 123-char remark

    Show marketing remark (123 chars)

    INVESTORS! GREAT OPPORTUNITY TO PURCHASE THIS 4 BEDROOM 2 BATH HOME ALREADY FENCED IN, NEEDS SOME REPAIRS, ROOF 1 YEAR OLD.

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $735 · $61/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,748
• − Mortgage interest: −$3,081
• − Property taxes: −$735
• − Insurance: −$275
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$1,600
• Taxable income: $8,377
• Est. tax owed @ 24.0%: −$2,010
• After-tax cash flow: $6,749/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Belle Rose

• Score: 61/100
• State rank: #235
• US rank: #17942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,857

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 12% Italian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.66%
• Current HPI: 179.78
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-23 Relisted — GBRMLS
• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GBRMLS
• 2026-02-21 Listed $65,000 GBRMLS
• 2026-02-21 Listed $65,000 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2020): $735 · +5.4% YoY. Source: county tax records.