129 Shanewood Dr · Marksville, LA 71351

$100,000

3 bd · 3.0 ba · 1,839 sqft · SingleFamily · 46 Days on market

Built 1980 0.50 ac lot Est $158k · 37% under ↓ 47% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This home sets on a 1 acre lot with storage shed and covered parking. Home has 3 large bedrooms and 3 full baths. An open floor plan, large kitchen, breakfast bar with a large island. The master suite has walk-in shower, large closet. Large addon on back of the home has a bathroom and 2 rooms. Home does need some repairs

Key facts

• Open floor plan
• Covered parking
• Storage shed

Tags

• 1 ACRE LOT
• STORAGE SHED
• COVERED PARKING
• OPEN FLOOR PLAN
• LARGE KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.5% in Marksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime 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: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $49k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $100k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.22% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $158,154
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Shanewood Dr	0.00mi	3/3.0	1,839 (0%)	0mo	$97,000	$53	100
237 Peterman St	0.24mi	2/2.0 (-1)	1,865 (+1%)	0mo	$160,000	$86	77
633 Oak Ridge Dr	0.05mi	3/2.0	1,594 (-13%)	1mo	$200,000	$125	70
504 N Monroe St	0.35mi	3/2.0	1,700 (-8%)	3mo	$60,000	$35	65
105 Hilda Ln	0.52mi	3/2.5	1,916 (+4%)	4mo	$265,000	$138	64

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,397
• Equity at exit: $14,910

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $26,058
• Equity at exit: $8,646

Cash invested: $28,000 (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 71351

• Active inventory: 75
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $292

Break-even live

Break-even rent $851

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-28
   status Pending
2. 2026-03-17
   price $100,000
3. 2026-03-05
   price $120,000
4. 2026-02-09
   listed $149,000 Active
5. 2025-12-06
   price $145,000
6. 2025-10-28
   price $160,000
7. 2025-09-18
   price $175,000
8. 2025-07-31
   listed $190,000 Active
9. 2025-07-31
   listed $175,000 Active
10. 2025-07-18
    soldstatus $61,000
11. 2022-08-10
    listed $210,000
12. 2016-04-28
    soldstatus $170,000
13. 2015-11-03
    listed $175,000
14. 2014-07-21
    listed $189,000
15. 2013-04-23
    soldstatus

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $14,646
• − Mortgage interest: −$5,602
• − Property taxes: −$1,274
• − Insurance: −$500
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,909
• Taxable income: $2,018
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,019/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 — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

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: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 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: ▼ -66.16%
• Current HPI: 95.5318
• 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

-47.1% since first listed

15 events — show timeline

• 2026-03-28 Pending — AcadianaMLS
• 2026-03-17 Price Changed $100,000 AcadianaMLS
• 2026-03-05 Price Changed $120,000 AcadianaMLS
• 2026-02-09 Listed $149,000 AcadianaMLS
• 2025-12-06 Price Changed $145,000 AcadianaMLS
• 2025-10-28 Price Changed $160,000 AcadianaMLS
• 2025-09-18 Price Changed $175,000 AcadianaMLS
• 2025-07-31 Listed $175,000 AcadianaMLS
• 2025-07-31 Listed $190,000 AcadianaMLS
• 2025-07-18 Sold (Public Records) $61,000 Public Records
• 2022-08-10 Listed $210,000 AcadianaMLS
• 2016-04-28 Sold (Public Records) $170,000 Public Records
• 2015-11-03 Listed $175,000 AcadianaMLS
• 2014-07-21 Listed $189,000 AcadianaMLS
• 2013-04-23 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,274 · +26.5% YoY. Source: county tax records.