59249 439 Hwy · Bogalusa, LA 70427

$209,900

4 bd · 3.0 ba · 2,000 sqft · SingleFamily · 64 Days on market

Built 1979 0.89 ac lot Est $186k · 13% over ↓ 8% 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 +16.9/30.0
• DSCR +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

Key facts

• Walk-in closet
• Fenced in backyard
• Covered patio

Tags

• FENCED IN BACKYARD
• COVERED PATIO
• NEWER HVAC
• WALK-IN CLOSET
• SOAKER TUB
• SEPARATE SHOWER

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Single-family detached residence; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot dimensions approximately 200 x 200; Approximately 0.89 acre lot

Interior

• Kitchen: Electric cooktop; Dishwasher
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric cooktop; Dishwasher

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $181k (13.9% below list).
• Recommended offer: $181k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bogalusa High School (math 3% / reading 17%, grade F, #239 of 265 statewide, top 91%, 705 students, 74% FRL).
• Market conditions: 88 active listings in the ZIP; 10 units permitted in Washington 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 $6k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,630 (13.9% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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 D-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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $186,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59249 439 Hwy	0.00mi	4/3.0	2,000 (0%)	1mo	$209,900	$105	99
59256 Adams Rd	0.09mi	4/3.0	2,037 (+2%)	19mo	$230,000	$113	77
59241 Adams Rd	0.17mi	3/3.0 (-1)	2,147 (+7%)	16mo	$200,000	$93	62
58522 Hwy 439 Hwy	0.51mi	3/2.5 (-1)	2,094 (+5%)	4mo	$140,000	$67	58
17716 Mcgehee Rd	0.43mi	3/2.0 (-1)	2,260 (+13%)	13mo	$190,000	$84	39

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-25,259
• Equity at exit: $31,297

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-10,923
• Equity at exit: $18,148

Cash invested: $58,772 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 88
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,806 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $139

Break-even live

Break-even rent $1,631

Max offer price $209,900

Occupancy floor 87%

Sensitivity live

Price	-10% $257	-5% $198	+0% $139	+5% $79	+10% $20
Rent	-10% $-4	-5% $67	+0% $139	+5% $210	+10% $281
Rate	-1.0pp $244	-0.5pp $192	base $139	+0.5pp $84	+1.0pp $29

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   soldstatus Sold 484-char remark

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

2. 2026-05-22
   soldstatus Closed

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

3. 2026-04-29
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

4. 2026-04-29
   status Pending

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

5. 2026-03-25
   price $209,900 484-char remark

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

6. 2026-03-25
   price $209,900

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

7. 2026-02-22
   listed $229,000 Active 484-char remark

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

8. 2026-02-22
   listed $229,000 Active

   Show marketing remark (484 chars)

   Great location with a country setting this home offers 4 bedrooms and 3 full baths. Freshly painted both inside and out along with updated counters and flooring. This one gives you plenty of space to spread out. It offers a fenced in backyard with a covered patio and a shed. It has a newer 2022 hvac and a roof approximately 10 years old. The master en-suite has a large walk-in closet and soaker tub with separate shower. The master also has a door that leads out to the back patio.

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,202 · $100/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $21,676
• − Mortgage interest: −$11,758
• − Property taxes: −$1,202
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,106
• Taxable loss: −$1,908
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $2,121/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

-8.3% since first listed

8 events — show timeline

• 2026-05-22 Sold (MLS) — GBRMLS
• 2026-05-22 Sold (MLS) — AcadianaMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-03-25 Price Changed $209,900 AcadianaMLS
• 2026-03-25 Price Changed $209,900 GBRMLS
• 2026-02-22 Listed $229,000 GBRMLS
• 2026-02-22 Listed $229,000 AcadianaMLS

Property tax history

-0.0%/yr

Latest (2025): $1,202 · +0.3% YoY. Source: county tax records.