142 Ruth Carver Dr · Baskin, LA 71219

$67,000

4 bd · 2.0 ba · 2,055 sqft · SingleFamily · 20 Days on market

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Beautiful remodeled historic home known as the Hair House. New paint and flooring highlight this home. Quiet living just off the main highway but plenty of privacy. 4 bedroom 2 full baths. the bedrooms and living room has hand scraped hickory laminate flooring and the kitchen and baths have porcelain tile. 10 foot ceilings in the original home with 8 foot in the addition. New central heating and air unit. New MO- DAD sewage treatment plant. New 200 Amp Main electrical Breaker box. Lots of oak and pecan trees with front and rear porches. large open wood deck in the side yard. Metal roof is less than 2 years old. . Jacuzzi tub in the master bath. All measurements must be verified by buyer. Owner Agent.

Key facts

• Garage
• Listed 19 days

Property features AI

Finance

• Other: Property type listed as Residential; Subdivision: BASKIN
• HOA & community: No association amenities

Exterior

• Parking: One garage space; Carport; Open parking available
• Utilities: Public water; Septic tank sewer; Natural gas not available
• Home design: Single-family residence, site-built; One level; Entry level: 1
• Construction: Frame construction
• Exterior features: Covered patio/porch; No fencing; Metal roof; Paved road access; Lot described as Other

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#304 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: schools C-, health & safety D, amenities F.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($463 loan paydown + $2k appreciation (3.0% local appreciation)).
• Franklin 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $18k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $65,995 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.95% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.81%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.4%
• Equity multiple: 3.33×
• Total profit: $43,749
• Equity at exit: $30,126

10-year hold

• IRR: 41.3%
• Equity multiple: 6.64×
• Total profit: $105,819
• Equity at exit: $46,428

Cash invested: $18,760 (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 71219

• Active inventory: 4
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $560

Break-even live

Break-even rent $596

Max offer price $67,000

Occupancy floor 52%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $67,000 Active 20 DOM
2. 2026-06-17
   days on market $67,000 Active 19 DOM
3. 2026-06-16
   days on market $67,000 Active 18 DOM
4. 2026-06-15
   days on market $67,000 Active 17 DOM
5. 2026-06-13
   days on market $67,000 Active 15 DOM
6. 2026-06-12
   pricedays on market $67,000 Active 14 DOM
7. 2026-06-09
   days on market $85,000 Active 11 DOM
8. 2026-06-08
   days on market $85,000 Active 10 DOM
9. 2026-06-07
   days on market $85,000 Active 9 DOM
10. 2026-06-07
    days on market $85,000 Active 8 DOM
11. 2026-06-04
    days on market $85,000 Active 5 DOM
12. 2026-06-02
    days on market $85,000 Active 4 DOM
13. 2026-06-01
    days on market $85,000 Active 3 DOM
14. 2026-05-31
    days on market $85,000 Active 2 DOM
15. 2026-05-31
    remarks 51-char remark
16. 2026-05-31
    listed $85,000 Active 1 DOM

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,651
• − Mortgage interest: −$3,753
• − Property taxes: −$1,095
• − Insurance: −$335
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$1,949
• Taxable income: $6,014
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,274/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Baskin

• Score: 58/100
• State rank: #304
• US rank: #21177

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baskin, LA
• Population (ZIP): 1,141

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Slovak 3% Lithuanian 1% Iranian 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+112.5% since first listed

5 events — show timeline

• 2026-05-29 Listed $85,000 NELABOR
• 2020-09-30 Sold (Public Records) $119,000 Public Records
• 2020-09-30 Sold (MLS) — NELABOR
• 2020-02-03 Listed $119,000 NELABOR
• 2019-06-06 Sold (Public Records) $40,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,095 · +0.0% YoY. Source: county tax records.