1008 Ruland Dr · Farmerville, LA 71241

$104,900

3 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 897 Days on market

Built 1978 0.48 ac lot $51/sqft · 39% below area Est $159k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

Key facts

• 0.48 acre lot
• Built 1978
• Listed 896 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 111 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at -14% 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 897 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 897 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
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: 1.98% ✓
• Cap rate: 17.16%
• Cash-on-cash: 38.82%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (median comp): $158,998
• List price: $104,900
• Delta: -34.02%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Goss St	0.30mi	3/2.0	1,982 (-4%)	7mo	$85,404	$43	73

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: 35.0%
• Equity multiple: 2.48×
• Total profit: $43,535
• Equity at exit: $15,641

10-year hold

• IRR: 41.8%
• Equity multiple: 4.95×
• Total profit: $115,888
• Equity at exit: $9,070

Cash invested: $29,372 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $950

Break-even live

Break-even rent $877

Max offer price $104,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,010	-5% $980	+0% $950	+5% $921	+10% $891
Rent	-10% $786	-5% $868	+0% $950	+5% $1,032	+10% $1,115
Rate	-1.0pp $1,003	-0.5pp $977	base $950	+0.5pp $923	+1.0pp $895

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $104,900 Active 897 DOM
2. 2026-06-18
   days on market $104,900 Active 896 DOM
3. 2026-06-17
   days on market $104,900 Active 895 DOM
4. 2026-06-16
   days on market $104,900 Active 894 DOM
5. 2026-06-15
   days on market $104,900 Active 893 DOM
6. 2026-06-14
   days on market $104,900 Active 891 DOM
7. 2026-06-13
   days on market $104,900 Active 890 DOM
8. 2026-06-10
   days on market $104,900 Active 888 DOM
9. 2026-06-09
   days on market $104,900 Active 887 DOM
10. 2026-06-08
    days on market $104,900 Active 886 DOM
11. 2026-06-07
    days on market $104,900 Active 885 DOM
12. 2026-06-05
    days on market $104,900 Active 882 DOM
13. 2026-06-02
    days on market $104,900 Active 880 DOM
14. 2026-06-01
    days on market $104,900 Active 879 DOM
15. 2026-05-31
    days on market $104,900 Active 878 DOM
16. 2026-05-30
    days on market $104,900 Active 877 DOM
17. 2025-06-20
    price $104,900 212-char remark

    Show marketing remark (212 chars)

    3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

18. 2025-04-21
    price $109,900 212-char remark

    Show marketing remark (212 chars)

    3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

19. 2024-12-05
    price $114,000 212-char remark

    Show marketing remark (212 chars)

    3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

20. 2024-04-12
    price $119,000 212-char remark

    Show marketing remark (212 chars)

    3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

21. 2024-01-04
    listed $129,000 Active 212-char remark

    Show marketing remark (212 chars)

    3bd/2bth home located in city limits of Farmerville. Large wood deck on rear with a 14x14 storage room. New roof installed apprx 2 years ago. Call your favorite Realtor today and schedule your private showing. ..

22. 2009-12-23
    soldstatus $89,900
23. 2003-10-13
    soldstatus $74,000

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $24,961
• − Mortgage interest: −$5,876
• − Property taxes: −$1,191
• − Insurance: −$524
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$3,052
• Taxable income: $10,325
• Est. tax owed @ 24.0%: −$2,478
• After-tax cash flow: $8,925/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmerville, LA
• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

+41.8% since first listed

7 events — show timeline

• 2025-06-20 Price Changed $104,900 NELABOR
• 2025-04-21 Price Changed $109,900 NELABOR
• 2024-12-05 Price Changed $114,000 NELABOR
• 2024-04-12 Price Changed $119,000 NELABOR
• 2024-01-04 Listed $129,000 NELABOR
• 2009-12-23 Sold (Public Records) $89,900 Public Records
• 2003-10-13 Sold (Public Records) $74,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,191 · +0.0% YoY. Source: county tax records.