414 N Cutting Ave · Jennings, LA 70546

$114,700

5 bd · 3.5 ba · 2,301 sqft · SingleFamily · 31 Days on market

Built 1896 0.34 ac lot Est $228k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a 5/3.5 floor plan situated on a corner lot. 2.5 story, plenty of storage and room. Schedule your showing today! NO ABSTRACT / CORP ADDM / POF OR PREAPP NEEDED TO SUBMIT OFFERS / SELLER CHOOSES CLOSER / NO TERMITE / MIN. $1000.00 DEP REQUIRED / ALL OFFERS ARE SUBJECT TO SENIOR MANAGEMENT

Key facts

• 0.34 acre lot
• Garage
• Built 1896

Property features AI

Finance

• Other: Property located near E Academy Ave and E Nezpique St (directions provided)
• HOA & community: Acreage

Exterior

• Parking: Carport; Detached parking available
• Home design: Single-family residence
• Construction: Construction materials: Other
• Exterior features: Privacy wood fencing; Composition roof; Other construction materials

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Fireplace: Wood-burning fireplace
• Heating & cooling: Central air; Heating present (type listed as Other)
• Interior features: Dining room; Family room; Kitchen; Living room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 6.2% in Jennings — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $793 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,259 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1896 — 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. 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?
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: 1.31% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $227,799
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Clara St	0.34mi	4/2.0 (-1)	2,200 (-4%)	3mo	$218,000	$99	64
543 E Plaquemine St	0.28mi	4/3.0 (-1)	2,577 (+12%)	11mo	$335,000	$130	51
506 W Academy Ave	0.49mi	4/3.5 (-1)	2,500 (+9%)	19mo	$305,000	$122	42
603 E Fourth St	0.39mi	4/3.0 (-1)	2,054 (-11%)	20mo	$165,000	$80	40
758 Lucy St	0.72mi	4/1.0 (-1)	2,316 (+1%)	13mo	$50,000	$22	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: 7.5%
• Equity multiple: 1.29×
• Total profit: $9,456
• Equity at exit: $17,102

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $44,333
• Equity at exit: $9,917

Cash invested: $32,116 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$601
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $440

Break-even live

Break-even rent $949

Max offer price $114,700

Occupancy floor 66%

Sensitivity live

Price	-10% $505	-5% $473	+0% $440	+5% $408	+10% $375
Rent	-10% $321	-5% $381	+0% $440	+5% $500	+10% $559
Rate	-1.0pp $498	-0.5pp $470	base $440	+0.5pp $411	+1.0pp $380

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: $28,675
• Closing costs: $3,441
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $114,700 Active 31 DOM
2. 2026-06-17
   days on market $114,700 Active 30 DOM
3. 2026-06-16
   days on market $114,700 Active 29 DOM
4. 2026-06-15
   days on market $114,700 Active 28 DOM
5. 2026-06-14
   days on market $114,700 Active 26 DOM
6. 2026-06-13
   days on market $114,700 Active 25 DOM
7. 2026-06-10
   days on market $114,700 Active 23 DOM
8. 2026-06-09
   days on market $114,700 Active 22 DOM
9. 2026-06-08
   days on market $114,700 Active 21 DOM
10. 2026-06-07
    days on market $114,700 Active 20 DOM
11. 2026-06-02
    days on market $114,700 Active 15 DOM
12. 2026-06-01
    days on market $114,700 Active 14 DOM
13. 2026-05-31
    days on market $114,700 Active 13 DOM
14. 2026-05-30
    pricedays on market $114,700 Active 12 DOM
15. 2026-05-18
    listed $119,000 Active
16. 2016-01-12
    soldstatus 309-char remark

    Show marketing remark (309 chars)

    This property offers a 5/3.5 floor plan situated on a corner lot. 2.5 story, plenty of storage and room. Schedule your showing today! NO ABSTRACT / CORP ADDM / POF OR PREAPP NEEDED TO SUBMIT OFFERS / SELLER CHOOSES CLOSER / NO TERMITE / MIN. $1000.00 DEP REQUIRED / ALL OFFERS ARE SUBJECT TO SENIOR MANAGEMENT

17. 2015-10-20
    listed $54,900 309-char remark

    Show marketing remark (309 chars)

    This property offers a 5/3.5 floor plan situated on a corner lot. 2.5 story, plenty of storage and room. Schedule your showing today! NO ABSTRACT / CORP ADDM / POF OR PREAPP NEEDED TO SUBMIT OFFERS / SELLER CHOOSES CLOSER / NO TERMITE / MIN. $1000.00 DEP REQUIRED / ALL OFFERS ARE SUBJECT TO SENIOR MANAGEMENT

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,204 · $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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 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: $18,076
• − Mortgage interest: −$6,425
• − Property taxes: −$1,204
• − Insurance: −$574
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,337
• Taxable income: $3,644
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,410/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

+116.8% since first listed

3 events — show timeline

• 2026-05-18 Listed $119,000 AcadianaMLS
• 2016-01-12 Sold (MLS) — SWLAR
• 2015-10-20 Listed $54,900 SWLAR

Property tax history

+2.8%/yr

Latest (2025): $1,204 · +0.3% YoY. Source: county tax records.