275 Lakeview Dr · Doyline, LA 71023

$37,500

3 bd · 1.0 ba · 1,085 sqft · SingleFamily · 364 Days on market

Built 1980 0.42 ac lot $35/sqft · 75% below area

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

Key facts

• Canal front
• Peaceful canal lot
• 0.42 acre lot

Tags

• CANAL FRONT
• PEACEFUL CANAL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#257 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($259 loan paydown + $2k appreciation (5.7% local appreciation)).
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $38k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.79% ✓
• Cap rate: 25.39%
• Cash-on-cash: 68.22%
• DSCR: 4.04
• GRM: 3.0

CMA / ARV

• ARV (median comp): $147,573
• List price: $37,500
• Delta: -74.59%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 5.59×
• Total profit: $48,226
• Equity at exit: $22,918

10-year hold

• IRR: 72.8%
• Equity multiple: 11.69×
• Total profit: $112,257
• Equity at exit: $41,005

Cash invested: $10,500 (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 71023

• Home prices YoY: 4.9%
• Active inventory: 18
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $597

Break-even live

Break-even rent $292

Max offer price $37,500

Occupancy floor 38%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $37,500 Active 364 DOM
2. 2026-06-17
   days on market $37,500 Active 363 DOM
3. 2026-06-16
   days on market $37,500 Active 362 DOM
4. 2026-06-15
   days on market $37,500 Active 361 DOM
5. 2026-06-14
   days on market $37,500 Active 359 DOM
6. 2026-06-13
   days on market $37,500 Active 358 DOM
7. 2026-06-10
   days on market $37,500 Active 356 DOM
8. 2026-06-09
   days on market $37,500 Active 355 DOM
9. 2026-06-08
   days on market $37,500 Active 354 DOM
10. 2026-06-07
    days on market $37,500 Active 353 DOM
11. 2026-06-02
    days on market $37,500 Active 348 DOM
12. 2026-06-01
    days on market $37,500 Active 347 DOM
13. 2026-05-31
    days on market $37,500 Active 346 DOM
14. 2026-05-30
    days on market $37,500 Active 345 DOM
15. 2025-12-15
    status Active 430-char remark

    Show marketing remark (430 chars)

    Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

16. 2025-12-12
    historical 430-char remark

    Show marketing remark (430 chars)

    Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

17. 2025-10-13
    price $37,500 430-char remark

    Show marketing remark (430 chars)

    Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

18. 2025-07-29
    price $39,500 430-char remark

    Show marketing remark (430 chars)

    Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

19. 2025-06-16
    listed $40,000 Active 430-char remark

    Show marketing remark (430 chars)

    Canal Front Fixer-Upper with Tons of Potential! This property is a rare opportunity for investors or DIY enthusiasts. Located on a peaceful canal lot, this property offers the perfect setting for your next renovation project. With space for 3 potential bedrooms and 2 bathrooms, this home needs a full remodel and lots of TLC to become livable- but the bones and location are here to make it shine. *Enter home at your own risk*

20. 2004-04-15
    soldstatus $15,000

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $221 · $18/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $12,572
• − Mortgage interest: −$2,101
• − Property taxes: −$221
• − Insurance: −$188
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,091
• Taxable income: $6,960
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $5,493/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Doyline

• Score: 60/100
• State rank: #257
• US rank: #19126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,020

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.72%
• Current HPI: 122.8691
• 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

+150.0% since first listed

6 events — show timeline

• 2025-12-15 Relisted — NTREIS
• 2025-12-12 Listing Removed — NTREIS
• 2025-10-13 Price Changed $37,500 NTREIS
• 2025-07-29 Price Changed $39,500 NTREIS
• 2025-06-16 Listed $40,000 NTREIS
• 2004-04-15 Sold (Public Records) $15,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $221 · +2.2% YoY. Source: county tax records.