201 Mill Bayou Rd · Sterlington, LA 71203

$45,760

2 bd · 1.0 ba · 1,730 sqft · SingleFamily public records

0.69 ac lot

---

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 +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home sits on a spacious . 69-acre lot and is ready for your vision. Offering great potential, the property may allow for additional living space to be finished out to suit your needs. A stand-alone storage workshop provides extra room for tools, hobbies, or projects. With some TLC, this could be a fantastic investment, rental, or personal home. Don’t miss the opportunity to make it your own! Shipping Container is included.

Key facts

• 0.69 acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Cap rate 25.2% vs local median 5.2% in Sterlington — 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 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $316 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $45,760

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 2.92% ✓
• Cap rate: 25.23%
• Cash-on-cash: 67.63%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $157,430
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 Highway 134	0.30mi	3/1.5 (+1)	1,593 (-8%)	15mo	$145,000	$91	54

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: 67.0%
• Equity multiple: 4.01×
• Total profit: $38,606
• Equity at exit: $6,823

10-year hold

• IRR: 71.2%
• Equity multiple: 8.26×
• Total profit: $92,965
• Equity at exit: $3,956

Cash invested: $12,813 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,338 medium
• Mortgage (P&I): −$240
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $722

Break-even live

Break-even rent $423

Max offer price $45,760

Occupancy floor 41%

Sensitivity live

Price	-10% $748	-5% $735	+0% $722	+5% $709	+10% $696
Rent	-10% $616	-5% $669	+0% $722	+5% $775	+10% $828
Rate	-1.0pp $745	-0.5pp $734	base $722	+0.5pp $710	+1.0pp $698

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: $11,440
• Closing costs: $1,373
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   historical
2. 2026-05-05
   listed $45,760
3. 2026-04-10
   soldstatus Closed 455-char remark

   Show marketing remark (455 chars)

   This 2-bedroom, 1-bath home sits on a spacious . 69-acre lot and is ready for your vision. Offering great potential, the property may allow for additional living space to be finished out to suit your needs. A stand-alone storage workshop provides extra room for tools, hobbies, or projects. With some TLC, this could be a fantastic investment, rental, or personal home. Don’t miss the opportunity to make it your own! Shipping Container is included.

4. 2026-04-10
   soldstatus $42,000

   Show marketing remark (455 chars)

   This 2-bedroom, 1-bath home sits on a spacious . 69-acre lot and is ready for your vision. Offering great potential, the property may allow for additional living space to be finished out to suit your needs. A stand-alone storage workshop provides extra room for tools, hobbies, or projects. With some TLC, this could be a fantastic investment, rental, or personal home. Don’t miss the opportunity to make it your own! Shipping Container is included.

5. 2026-04-02
   status Pending 455-char remark

   Show marketing remark (455 chars)

   This 2-bedroom, 1-bath home sits on a spacious . 69-acre lot and is ready for your vision. Offering great potential, the property may allow for additional living space to be finished out to suit your needs. A stand-alone storage workshop provides extra room for tools, hobbies, or projects. With some TLC, this could be a fantastic investment, rental, or personal home. Don’t miss the opportunity to make it your own! Shipping Container is included.

6. 2026-03-30
   listed $40,000 Active 455-char remark

   Show marketing remark (455 chars)

   This 2-bedroom, 1-bath home sits on a spacious . 69-acre lot and is ready for your vision. Offering great potential, the property may allow for additional living space to be finished out to suit your needs. A stand-alone storage workshop provides extra room for tools, hobbies, or projects. With some TLC, this could be a fantastic investment, rental, or personal home. Don’t miss the opportunity to make it your own! Shipping Container is included.

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,050
• − Mortgage interest: −$2,563
• − Property taxes: −$906
• − Insurance: −$229
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$1,331
• Taxable income: $8,453
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $6,636/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, LA
• 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

+14.4% since first listed

6 events — show timeline

• 2026-05-20 Delisted — NELABOR
• 2026-05-05 Listed $45,760 NELABOR
• 2026-04-10 Sold (Public Records) $42,000 Public Records
• 2026-04-10 Sold (MLS) — NELABOR
• 2026-04-02 Pending — NELABOR
• 2026-03-30 Listed $40,000 NELABOR

Property tax history

+5.8%/yr

Latest (2025): $906 · +11.3% YoY. Source: county tax records.