557 Choupique Ln · Cottonport, LA 71327

$99,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily · 57 Days on market

Built 1970 0.41 ac lot Est $112k · 11% under

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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 +25.5/30.0
• ARV discount +12.5/15.0
• DSCR +8.5/10.0
• Appreciation +6.2/10.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming and move-in ready, this 3-bedroom, 1-bath home is an excellent opportunity for first-time buyers or investors. Featuring fresh interior paint and stylish new vinyl plank flooring throughout, the home offers a clean, modern feel with low-maintenance appeal. Enjoy the convenience of a 2-car carport and relax or entertain under the spacious covered back patio. Situated on two lots, there's plenty of outdoor space for gardening or pets. Schedule your private showing today!

Key facts

• 2-car carport
• Covered back patio
• Outdoor space

Tags

• FRESH INTERIOR PAINT
• VINYL PLANK FLOORING
• 2-CAR CARPORT
• COVERED BACK PATIO
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached carport
• Home design: Single family residence
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Kitchen (standard features listed)
• Bedrooms: Two bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit(s) for additional cooling
• Interior features: Living Room; Dining Room; Kitchen; Bathroom 1; Bedroom 1; Bedroom 2
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#272 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: health & safety C-, schools F, amenities 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: 20 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 $3k of equity ($691 loan paydown + $2k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($97k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $112,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Patricia Ave	0.53mi	3/1.0	1,296 (+2%)	3mo	$115,000	$89	68

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.84×
• Total profit: $23,517
• Equity at exit: $41,288

10-year hold

• IRR: 17.5%
• Equity multiple: 3.40×
• Total profit: $67,094
• Equity at exit: $60,938

Cash invested: $27,972 (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 71327

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $235

Break-even live

Break-even rent $748

Max offer price $99,900

Occupancy floor 73%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 57 DOM
2. 2026-06-18
   days on market $99,900 Active 56 DOM
3. 2026-06-17
   days on market $99,900 Active 55 DOM
4. 2026-06-16
   days on market $99,900 Active 54 DOM
5. 2026-06-15
   days on market $99,900 Active 53 DOM
6. 2026-06-14
   days on market $99,900 Active 51 DOM
7. 2026-06-13
   pricedays on market $99,900 Active 50 DOM
8. 2026-06-10
   days on market $110,000 Active 48 DOM
9. 2026-06-09
   days on market $110,000 Active 47 DOM
10. 2026-06-08
    days on market $110,000 Active 46 DOM
11. 2026-06-07
    days on market $110,000 Active 45 DOM
12. 2026-06-03
    days on market $110,000 Active 41 DOM
13. 2026-06-02
    days on market $110,000 Active 40 DOM
14. 2026-06-01
    days on market $110,000 Active 39 DOM
15. 2026-05-31
    days on market $110,000 Active 38 DOM
16. 2026-05-30
    days on market $110,000 Active 37 DOM
17. 2026-04-23
    listed $110,000 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: $304 · $25/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$245/yr (+$20/mo · 80.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 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: $12,539
• − Mortgage interest: −$5,596
• − Property taxes: −$304
• − Insurance: −$500
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,906
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,521/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 — Cottonport

• Score: 59/100
• State rank: #272
• US rank: #19797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonport, LA
• Population (ZIP): 6,100

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 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: ▲ 2.35%
• Current HPI: 92.0693
• 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

1 event — show timeline

• 2026-04-23 Listed $110,000 AcadianaMLS

Property tax history

-2.1%/yr

Latest (2025): $304 · -27.9% YoY. Source: county tax records.