106 N Lincoln St · Tallulah, LA 71282

$190,000

5 bd · 3.5 ba · 4,111 sqft · SingleFamily · 93 Days on market

Built 1920 $46/sqft · at area comps Est $200k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.7/15.0
• 1% rule +7.4/10.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Welcome to this expansive 4,111 sq. ft. two-story residence, where classic architectural charm meets modern versatility. Nestled on a sprawling 1-acre lot by the bayou, this property offers the rare combination of a grand main house, a detached guest apartment, and abundant space. The main level boasts gorgeous wood flooring that flows through the primary living areas. The heart of the home features a sophisticated living room that transitions through stately French doors into a formal dining room, complete with custom built-in cabinets. The first floor also hosts the spacious primary suite, offering convenience and privacy with continued hardwood floors. The upper level is fully carpeted, featuring three generously sized bedrooms and a full bath. At the top of the stairs, an expansive landing area awaits—an impressive space perfectly suited for a home office, a library, or a secondary family room. The property’s value is extended by a fully equipped apartment, featuring its own living room, bedroom, kitchen, and bathroom—ideal for guests, multi-generational living, or rental income. The garage includes a convenient half-bath and a dedicated storage area, while an additional outbuilding on the acre provides even more room for tools and hobbies. Call your favorite REALTOR today to set up a showing.

Key facts

• Sprawling 1 acre lot
• Garage
• Built 1920

Tags

• DETACHED GUEST APARTMENT
• SPRAWLING 1 ACRE LOT
• GORGEOUS WOOD FLOORING
• CUSTOM BUILT-IN CABINETS
• EXPANSIVE LANDING AREA
• FULLY EQUIPPED APARTMENT

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tallulah Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 346 students, 90% FRL); Madison Middle School (math 8% / reading 12%, grade F, #202 of 218 statewide, top 93%, 244 students, 88% FRL); Madison High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 364 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 1.24% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $199,723
• List price: $190,000
• Delta: -4.87%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.94×
• Total profit: $50,260
• Equity at exit: $74,227

10-year hold

• IRR: 19.9%
• Equity multiple: 3.62×
• Total profit: $139,553
• Equity at exit: $106,342

Cash invested: $53,200 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $595

Break-even live

Break-even rent $1,609

Max offer price $190,000

Occupancy floor 70%

Sensitivity live

Price	-10% $703	-5% $649	+0% $595	+5% $541	+10% $487
Rent	-10% $408	-5% $502	+0% $595	+5% $688	+10% $782
Rate	-1.0pp $691	-0.5pp $643	base $595	+0.5pp $546	+1.0pp $496

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $190,000 Active 93 DOM
2. 2026-06-19
   days on market $190,000 Active 91 DOM
3. 2026-06-18
   days on market $190,000 Active 90 DOM
4. 2026-06-17
   days on market $190,000 Active 89 DOM
5. 2026-06-16
   days on market $190,000 Active 88 DOM
6. 2026-06-15
   days on market $190,000 Active 87 DOM
7. 2026-06-14
   days on market $190,000 Active 85 DOM
8. 2026-06-12
   days on market $190,000 Active 84 DOM
9. 2026-06-09
   days on market $190,000 Active 81 DOM
10. 2026-06-08
    days on market $190,000 Active 80 DOM
11. 2026-06-07
    days on market $190,000 Active 79 DOM
12. 2026-06-03
    days on market $190,000 Active 75 DOM
13. 2026-06-02
    days on market $190,000 Active 74 DOM
14. 2026-06-01
    days on market $190,000 Active 73 DOM
15. 2026-05-31
    days on market $190,000 Active 72 DOM
16. 2026-05-30
    days on market $190,000 Active 71 DOM
17. 2026-03-20
    listed $190,000 Active 1336-char remark

    Show marketing remark (1336 chars)

    Welcome to this expansive 4,111 sq. ft. two-story residence, where classic architectural charm meets modern versatility. Nestled on a sprawling 1-acre lot by the bayou, this property offers the rare combination of a grand main house, a detached guest apartment, and abundant space. The main level boasts gorgeous wood flooring that flows through the primary living areas. The heart of the home features a sophisticated living room that transitions through stately French doors into a formal dining room, complete with custom built-in cabinets. The first floor also hosts the spacious primary suite, offering convenience and privacy with continued hardwood floors. The upper level is fully carpeted, featuring three generously sized bedrooms and a full bath. At the top of the stairs, an expansive landing area awaits—an impressive space perfectly suited for a home office, a library, or a secondary family room. The property’s value is extended by a fully equipped apartment, featuring its own living room, bedroom, kitchen, and bathroom—ideal for guests, multi-generational living, or rental income. The garage includes a convenient half-bath and a dedicated storage area, while an additional outbuilding on the acre provides even more room for tools and hobbies. Call your favorite REALTOR today to set up a showing.

18. 2022-02-16
    soldstatus $170,000

ⓘ 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: $2,348 · $196/mo
• Projected year-2 tax: $2,348 · $196/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,347
• − Mortgage interest: −$10,643
• − Property taxes: −$2,348
• − Insurance: −$950
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$5,527
• Taxable income: $4,344
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $6,097/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Tallulah

• Score: 61/100
• State rank: #230
• US rank: #17435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tallulah, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

+11.8% since first listed

2 events — show timeline

• 2026-03-20 Listed $190,000 NELABOR
• 2022-02-16 Sold (Public Records) $170,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,348 · +0.0% YoY. Source: county tax records.