390 Mayo Rd · Midway, LA 71371

$94,900

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 34 Days on market

Built 1984 2.00 ac lot

---

Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.2/10.0
• Appreciation +5.4/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BRAND NEW PRICE!! BRING YOUR OFFERS!!! Nice size home with 4 beds and 2 baths situated on 2 +/- acres with a large shop. Country living but not too far from town. So much potential with this home and ready for you and your imagination and tool box. Sold as is. Agent SEE agent remarks.

Key facts

• 2 acre lot
• Parking
• Built 1984

Property features AI

Finance

• Other: Directions: Hwy 8 between Pollock and Jena; take Mayo Rd — home is on the right just around the curve
• HOA & community: Acreage

Exterior

• Parking: Attached parking; Carport
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Outdoor kitchen; Chain link and partial fencing; Composition roof; Brick construction

Interior

• Kitchen: Outdoor kitchen (exterior but listed as a feature)
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Living room; Bedrooms (3 total)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#406 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Lasalle Parish (town): math 34% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 12 units permitted in LaSalle Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($656 loan paydown + $709 appreciation (0.8% local appreciation)).
• At projected returns (0.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $219,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 Foley Rd	0.42mi	4/2.0 (+1)	1,760 (-2%)	3mo	$215,000	$122	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.29×
• Total profit: $7,712
• Equity at exit: $31,156

10-year hold

• IRR: 10.3%
• Equity multiple: 2.22×
• Total profit: $32,507
• Equity at exit: $40,461

Cash invested: $26,572 (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 71371

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $110

Break-even live

Break-even rent $977

Max offer price $94,900

Occupancy floor 85%

Sensitivity live

Price	-10% $164	-5% $137	+0% $110	+5% $83	+10% $56
Rent	-10% $22	-5% $66	+0% $110	+5% $154	+10% $198
Rate	-1.0pp $158	-0.5pp $134	base $110	+0.5pp $86	+1.0pp $61

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $94,900 Active 34 DOM
2. 2026-06-18
   days on market $94,900 Active 32 DOM
3. 2026-06-17
   days on market $94,900 Active 31 DOM
4. 2026-06-16
   days on market $94,900 Active 30 DOM
5. 2026-06-15
   days on market $94,900 Active 29 DOM
6. 2026-06-13
   remarks 285-char remark
7. 2026-06-13
   pricedays on market $94,900 Active 27 DOM
8. 2026-06-12
   days on market $114,900 Active 26 DOM
9. 2026-06-09
   days on market $114,900 Active 23 DOM
10. 2026-06-08
    days on market $114,900 Active 22 DOM
11. 2026-06-07
    days on market $114,900 Active 21 DOM
12. 2026-06-05
    days on market $114,900 Active 19 DOM
13. 2026-06-04
    days on market $114,900 Active 17 DOM
14. 2026-06-02
    days on market $114,900 Active 16 DOM
15. 2026-06-01
    days on market $114,900 Active 15 DOM
16. 2026-05-31
    days on market $114,900 Active 14 DOM
17. 2026-05-31
    days on market $114,900 Active 13 DOM
18. 2026-05-14
    listed $114,900 Active
19. 2022-01-31
    soldstatus $218,000
20. 2021-06-15
    listed $230,000
21. 2002-07-11
    soldstatus $85,000

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,397
• − Mortgage interest: −$5,316
• − Property taxes: −$2,815
• − Insurance: −$474
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,761
• Taxable loss: −$113
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,349/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: Lasalle Parish
• NCES district ID: 2200960
• Math proficiency: 34% ▼ -43.00%
• Reading proficiency: 45% ▼ -37.00%
• Median HH income: $38,258
• Composite: 32.92/100
• National rank: #5598
• State rank: #24 of 98 in LA

Livability — Midway

• Score: 52/100
• State rank: #406
• US rank: #24904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,963

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 15,185 people
• By 2030: 15,240 · +0.4%
• By 2040: 15,261 · +0.5%
• By 2050: 15,132 · -0.3%
• By 2075: 14,234 · -6.3%
• By 2100: 11,612 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 6% Pacific Islander 3%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · LaSalle

• 2024 margin: Solid R (+82.7) · D 8.2% · R 91.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -72.4pp · 2024: -82.7pp
• All cycles: 2024: R+82.7 2020: R+81.1 2016: R+79.6 2012: R+75.5 2008: R+72.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.75%
• Current HPI: 94.9912
• 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

+35.2% since first listed

4 events — show timeline

• 2026-05-14 Listed $114,900 AcadianaMLS
• 2022-01-31 Sold (Public Records) $218,000 Public Records
• 2021-06-15 Listed $230,000 AcadianaMLS
• 2002-07-11 Sold (Public Records) $85,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,815 · +0.0% YoY. Source: county tax records.