417 N 6th St N · Fenton, LA 70640

$35,900

3 bd · 1.0 ba · 936 sqft · SingleFamily · 318 Days on market

Built 1990 Poor condition 0.39 ac lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investor Special! 3 bed/1 full bath in Fenton, Louisiana! This property is conveniently located near Hwy 165 and I-10, which provides ideal access to Sulphur, Lake Charles, and Lafayette. Contact for showing today! All measurements + \ -.

Key facts

• 0.39 acre lot
• Built 1990
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#428 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, crime F, amenities 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: 2 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($248 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($32k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 2.49% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.64%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.7%
• Equity multiple: 4.33×
• Total profit: $33,487
• Equity at exit: $16,142

10-year hold

• IRR: 59.2%
• Equity multiple: 8.80×
• Total profit: $78,384
• Equity at exit: $24,877

Cash invested: $10,052 (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 70640

• Active inventory: 2
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $893 medium
• Mortgage (P&I): −$188
• Tax est. 1.5%: −$45 /mo · $538/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $458

Break-even live

Break-even rent $314

Max offer price $35,900

Occupancy floor 44%

Sensitivity live

Price	-10% $482	-5% $470	+0% $458	+5% $445	+10% $433
Rent	-10% $387	-5% $422	+0% $458	+5% $493	+10% $528
Rate	-1.0pp $476	-0.5pp $467	base $458	+0.5pp $448	+1.0pp $439

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $35,900 Active 318 DOM
2. 2026-06-18
   days on market $35,900 Active 317 DOM
3. 2026-06-17
   days on market $35,900 Active 316 DOM
4. 2026-06-16
   days on market $35,900 Active 315 DOM
5. 2026-06-15
   days on market $35,900 Active 314 DOM
6. 2026-06-14
   days on market $35,900 Active 312 DOM
7. 2026-06-13
   days on market $35,900 Active 311 DOM
8. 2026-06-10
   days on market $35,900 Active 309 DOM
9. 2026-06-09
   days on market $35,900 Active 308 DOM
10. 2026-06-08
    days on market $35,900 Active 307 DOM
11. 2026-06-07
    days on market $35,900 Active 306 DOM
12. 2026-06-02
    days on market $35,900 Active 301 DOM
13. 2026-06-01
    days on market $35,900 Active 300 DOM
14. 2026-05-31
    days on market $35,900 Active 299 DOM
15. 2026-05-30
    days on market $35,900 Active 298 DOM
16. 2026-02-04
    price $35,900 238-char remark

    Show marketing remark (238 chars)

    Investor Special! 3 bed/1 full bath in Fenton, Louisiana! This property is conveniently located near Hwy 165 and I-10, which provides ideal access to Sulphur, Lake Charles, and Lafayette. Contact for showing today! All measurements + \ -.

17. 2024-08-13
    listed $44,900 Active 238-char remark

    Show marketing remark (238 chars)

    Investor Special! 3 bed/1 full bath in Fenton, Louisiana! This property is conveniently located near Hwy 165 and I-10, which provides ideal access to Sulphur, Lake Charles, and Lafayette. Contact for showing today! All measurements + \ -.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,720
• − Mortgage interest: −$2,011
• − Property taxes: −$538
• − Insurance: −$180
• − Repairs & maintenance: −$858
• − Management: −$858
• − Depreciation: −$1,044
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,236/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including new kitchen and bathroom fixtures, a new roof, and repairs to the exterior siding and landscaping. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets and countertops — Exposed framing and missing components.
• Major Bathroom fixtures and countertops — Exposed framing and missing components.
• Major Roof shingles — Weathered and damaged, requiring replacement.
• Major Exterior siding — Peeling paint and damaged siding, needs repainting and repair.
• Major Landscaping — Overgrown and unkempt yard, needs trimming and maintenance.
• Major Interior walls and paint — Peeling paint and exposed framing, needs repainting and repairs.
• Major Plumbing and electrical — Exposed wiring and plumbing, needs repairs and updates.
• Major Flooring — Exposed subflooring, needs replacement or repair

Value-add opportunities

• Resale Kitchen cabinets and countertops — New cabinets and countertops would improve the kitchen's appearance and functionality.
• Resale Bathroom fixtures and countertops — New fixtures and countertops would improve the bathroom's appearance and functionality.
• Resale Roof shingles — A new roof would improve the home's curb appeal and increase its value.
• Resale Exterior siding — Repainting and repairing the siding would improve the home's curb appeal and increase its value.
• Both Landscaping — Trimming and maintaining the yard would improve the home's curb appeal and increase its value.
• Resale Interior walls and paint — Repainting the interior walls would improve the home's appearance and increase its value.
• Resale Plumbing and electrical — Repairing and updating the plumbing and electrical systems would improve the home's functionality and increase its value.
• Resale Flooring — Replacing the exposed subflooring would improve the home's appearance and functionality and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets and countertops · Exposed framing and missing components.	Major	$15,000–50,000
Bathroom fixtures and countertops · Exposed framing and missing components.	Major	$15,000–50,000
Roof shingles · Weathered and damaged, requiring replacement.	Major	$15,000–50,000
Exterior siding · Peeling paint and damaged siding, needs repainting and repair.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt yard, needs trimming and maintenance.	Major	$15,000–50,000
Interior walls and paint · Peeling paint and exposed framing, needs repainting and repairs.	Major	$15,000–50,000
Plumbing and electrical · Exposed wiring and plumbing, needs repairs and updates.	Major	$15,000–50,000
Flooring · Exposed subflooring, needs replacement or repair	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Kitchen cabinets and countertops — New cabinets and countertops would improve the kitchen's appearance and functionality. ↑
• Resale Bathroom fixtures and countertops — New fixtures and countertops would improve the bathroom's appearance and functionality. ↑
• Resale Roof shingles — A new roof would improve the home's curb appeal and increase its value. ↑
• Resale Exterior siding — Repainting and repairing the siding would improve the home's curb appeal and increase its value. ↑
• Both Landscaping — Trimming and maintaining the yard would improve the home's curb appeal and increase its value. ↑
• Resale Interior walls and paint — Repainting the interior walls would improve the home's appearance and increase its value. ↑
• Resale Plumbing and electrical — Repairing and updating the plumbing and electrical systems would improve the home's functionality and increase its value. ↑
• Resale Flooring — Replacing the exposed subflooring would improve the home's appearance and functionality and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Fenton

• Score: 50/100
• State rank: #428
• US rank: #25648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fenton, LA
• City population: 212
• Population (ZIP): 212

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 50% White 39% Two or more races 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

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: —
• Current HPI: —
• 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

-20.0% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $35,900 SWLAR
• 2024-08-13 Listed $44,900 SWLAR