1123 N Bayou Des Glaises Rd · Bordelonville, LA 71355

$75,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 24 Days on market

Built 1990 0.68 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Located in a peaceful country setting on a spacious . 68-acre corner lot, this 3 bedroom, 2 bathroom home offers endless potential for the right buyer or investor. The property features an attached carport, welcoming front porch, and a back patio complete with an outdoor kitchen--perfect for entertaining or relaxing while enjoying the quiet surroundings. While the home does need some work and updates, it presents a great opportunity to customize, renovate, or add to your investment portfolio as a rental property. With plenty of outdoor space and desirable amenities, this property has the potential to become a charming country retreat or income-producing investment. Schedule your private sho

Key facts

• Attached carport
• Spacious corner lot
• Back patio

Tags

• SPACIOUS CORNER LOT
• ATTACHED CARPORT
• WELCOMING FRONT PORCH
• BACK PATIO
• OUTDOOR KITCHEN
• PLENTY OF OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached parking
• Home design: Single family residence
• Construction: Metal roof; Wood siding with frame construction
• Exterior features: Outdoor kitchen; Covered patio/porch

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: Two bedrooms (Bedroom 1 and Bedroom 2)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1; Bedroom 1; Bedroom 2; Gas log fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#368 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime 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.
• Market conditions: 15 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.94×
• Total profit: $61,654
• Equity at exit: $67,566

10-year hold

• IRR: 32.9%
• Equity multiple: 8.87×
• Total profit: $165,183
• Equity at exit: $145,709

Cash invested: $21,000 (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 71355

• Home prices YoY: 8.2%
• Active inventory: 15
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $327

Break-even live

Break-even rent $613

Max offer price $75,000

Occupancy floor 63%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 24 DOM
2. 2026-06-18
   days on market $75,000 Active 23 DOM
3. 2026-06-17
   days on market $75,000 Active 22 DOM
4. 2026-06-16
   days on market $75,000 Active 21 DOM
5. 2026-06-15
   days on market $75,000 Active 20 DOM
6. 2026-06-14
   days on market $75,000 Active 18 DOM
7. 2026-06-13
   days on market $75,000 Active 17 DOM
8. 2026-06-10
   days on market $75,000 Active 15 DOM
9. 2026-06-09
   days on market $75,000 Active 14 DOM
10. 2026-06-08
    days on market $75,000 Active 13 DOM
11. 2026-06-07
    days on market $75,000 Active 12 DOM
12. 2026-06-03
    days on market $75,000 Active 8 DOM
13. 2026-06-02
    days on market $75,000 Active 7 DOM
14. 2026-06-01
    days on market $75,000 Active 6 DOM
15. 2026-05-31
    days on market $75,000 Active 5 DOM
16. 2026-05-30
    days on market $75,000 Active 4 DOM
17. 2026-05-26
    listed $75,000 Active
18. 2006-01-26
    soldstatus

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 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: $12,321
• − Mortgage interest: −$4,201
• − Property taxes: −$718
• − Insurance: −$375
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,182
• Taxable income: $2,874
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $3,231/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 — Bordelonville

• Score: 55/100
• State rank: #368
• US rank: #23389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,192

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: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12% Two or more races 2%
• Common ancestry: Lithuanian 32% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 89% English-only · French/Haitian/Cajun 11%

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: ▲ 13.03%
• Current HPI: 172.85
• 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

2 events — show timeline

• 2026-05-26 Listed $75,000 AcadianaMLS
• 2006-01-26 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $718 · +0.0% YoY. Source: county tax records.