2246 Hwy 1 Hwy · Fifth Ward, LA 71351

$162,500

4 bd · 3.0 ba · 2,898 sqft · SingleFamily · 205 Days on market

Built 1950 1.53 ac lot ↓ 19% since listing

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Why this score? — see what drove the D 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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional Investment Opportunity, Lafargue school zone in Fifth Ward, Marksville, Louisiana. Unlock the potential of this income-generating property situated on 1.53 acres in the serene and sought-after Fifth Ward community. This unique property offers 3 rental units, a combination of the 2 bedroom 1 bathroom main house and two units in the back that are both 1 bedroom 1 bathroom, making this a perfect choice for investors or homeowners looking for additional income streams.This peaceful and versatile property combines the charm of country living with the convenience of a strategic location. Whether you're looking to invest or settle down while earning rental income, this property checks all the boxes. Don't miss out on this one-of-a-kind opportunity! Schedule your showing today!

Key facts

• Rental units
• Lafargue school zone
• Strategic location

Tags

• INCOME GENERATING PROPERTY
• RENTAL UNITS
• LAFARGUE SCHOOL ZONE
• 1.53 ACRES
• STRATEGIC LOCATION

Property features AI

Finance

• Other: Directions: Hwy 1 right before caution light of Fifth Ward (driving from Marksville), home on the left; bounding streets include Hwy 1194
• HOA & community: Acreage community

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Exterior features: Composition roof

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (17.9% below list).
• Recommended offer: $133k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#242 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Lafargue Elementary School (math 34% / reading 47%, grade F, #218 of 646 statewide, top 34%, 556 students, 54% FRL); Marksville High School (math 16% / reading 20%, grade F, #196 of 265 statewide, top 74%, 675 students, 59% FRL) — zoned schools average 57% FRL vs 75% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $133,363 (17.9% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 10.2

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-20,384
• Equity at exit: $24,229

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,316
• Equity at exit: $14,050

Cash invested: $45,500 (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 71351

• Active inventory: 75
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $95

Break-even live

Break-even rent $1,214

Max offer price $162,500

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $141	+0% $95	+5% $49	+10% $3
Rent	-10% $-11	-5% $42	+0% $95	+5% $147	+10% $200
Rate	-1.0pp $176	-0.5pp $136	base $95	+0.5pp $53	+1.0pp $10

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $162,500 Active 205 DOM
2. 2026-06-21
   days on market $162,500 Active 204 DOM
3. 2026-06-19
   days on market $162,500 Active 202 DOM
4. 2026-06-18
   days on market $162,500 Active 201 DOM
5. 2026-06-17
   days on market $162,500 Active 200 DOM
6. 2026-06-16
   days on market $162,500 Active 199 DOM
7. 2026-06-15
   days on market $162,500 Active 198 DOM
8. 2026-06-14
   days on market $162,500 Active 196 DOM
9. 2026-06-13
   days on market $162,500 Active 195 DOM
10. 2026-06-10
    days on market $162,500 Active 193 DOM
11. 2026-06-09
    days on market $162,500 Active 192 DOM
12. 2026-06-08
    days on market $162,500 Active 191 DOM
13. 2026-06-07
    days on market $162,500 Active 190 DOM
14. 2026-06-03
    days on market $162,500 Active 186 DOM
15. 2026-06-02
    days on market $162,500 Active 185 DOM
16. 2026-06-01
    days on market $162,500 Active 184 DOM
17. 2026-05-31
    days on market $162,500 Active 183 DOM
18. 2026-05-30
    days on market $162,500 Active 182 DOM
19. 2026-05-08
    price $162,500

    Show marketing remark (792 chars)

    Exceptional Investment Opportunity, Lafargue school zone in Fifth Ward, Marksville, Louisiana. Unlock the potential of this income-generating property situated on 1.53 acres in the serene and sought-after Fifth Ward community. This unique property offers 3 rental units, a combination of the 2 bedroom 1 bathroom main house and two units in the back that are both 1 bedroom 1 bathroom, making this a perfect choice for investors or homeowners looking for additional income streams.This peaceful and versatile property combines the charm of country living with the convenience of a strategic location. Whether you're looking to invest or settle down while earning rental income, this property checks all the boxes. Don't miss out on this one-of-a-kind opportunity! Schedule your showing today!

20. 2026-05-08
    price $162,500 792-char remark

    Show marketing remark (792 chars)

    Exceptional Investment Opportunity, Lafargue school zone in Fifth Ward, Marksville, Louisiana. Unlock the potential of this income-generating property situated on 1.53 acres in the serene and sought-after Fifth Ward community. This unique property offers 3 rental units, a combination of the 2 bedroom 1 bathroom main house and two units in the back that are both 1 bedroom 1 bathroom, making this a perfect choice for investors or homeowners looking for additional income streams.This peaceful and versatile property combines the charm of country living with the convenience of a strategic location. Whether you're looking to invest or settle down while earning rental income, this property checks all the boxes. Don't miss out on this one-of-a-kind opportunity! Schedule your showing today!

21. 2025-11-16
    listed $167,500 Active

    Show marketing remark (792 chars)

    Exceptional Investment Opportunity, Lafargue school zone in Fifth Ward, Marksville, Louisiana. Unlock the potential of this income-generating property situated on 1.53 acres in the serene and sought-after Fifth Ward community. This unique property offers 3 rental units, a combination of the 2 bedroom 1 bathroom main house and two units in the back that are both 1 bedroom 1 bathroom, making this a perfect choice for investors or homeowners looking for additional income streams.This peaceful and versatile property combines the charm of country living with the convenience of a strategic location. Whether you're looking to invest or settle down while earning rental income, this property checks all the boxes. Don't miss out on this one-of-a-kind opportunity! Schedule your showing today!

22. 2025-11-16
    listed $167,500 Active 792-char remark

    Show marketing remark (792 chars)

    Exceptional Investment Opportunity, Lafargue school zone in Fifth Ward, Marksville, Louisiana. Unlock the potential of this income-generating property situated on 1.53 acres in the serene and sought-after Fifth Ward community. This unique property offers 3 rental units, a combination of the 2 bedroom 1 bathroom main house and two units in the back that are both 1 bedroom 1 bathroom, making this a perfect choice for investors or homeowners looking for additional income streams.This peaceful and versatile property combines the charm of country living with the convenience of a strategic location. Whether you're looking to invest or settle down while earning rental income, this property checks all the boxes. Don't miss out on this one-of-a-kind opportunity! Schedule your showing today!

23. 2025-07-03
    price $169,900
24. 2025-07-03
    price $169,900
25. 2025-05-21
    price $174,900
26. 2025-05-21
    price $174,900
27. 2025-04-23
    price $185,000
28. 2025-03-06
    price $185,000
29. 2025-01-21
    listed $199,900 Active
30. 2025-01-21
    listed $199,900 Active

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $894 · $74/mo
• Expected delta: +$425/yr (+$35/mo · 90.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $16,004
• − Mortgage interest: −$9,103
• − Property taxes: −$468
• − Insurance: −$812
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$4,727
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,536/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 — Fifth Ward

• Score: 61/100
• State rank: #242
• US rank: #18395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fifth Ward, 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

-18.7% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $162,500 AcadianaMLS
• 2026-05-08 Price Changed $162,500 AcadianaMLS
• 2025-11-16 Listed $167,500 AcadianaMLS
• 2025-11-16 Listed $167,500 AcadianaMLS
• 2025-07-03 Price Changed $169,900 AcadianaMLS
• 2025-07-03 Price Changed $169,900 AcadianaMLS
• 2025-05-21 Price Changed $174,900 AcadianaMLS
• 2025-05-21 Price Changed $174,900 AcadianaMLS
• 2025-04-23 Price Changed $185,000 AcadianaMLS
• 2025-03-06 Price Changed $185,000 AcadianaMLS
• 2025-01-21 Listed $199,900 AcadianaMLS
• 2025-01-21 Listed $199,900 AcadianaMLS

Property tax history

+5.4%/yr

Latest (2025): $468 · +0.0% YoY. Source: county tax records.