417 N 6th St N

Fenton, LA 70640

$33,900B

3 bd · 1.0 ba · 936 sqft · Built 1990 · SingleFamily · Active · 320 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $893/mo
• Mortgage (P&I): −$178
• Tax + insurance: −$56
• HOA: −$0
• Vac / Maint / Mgmt: −$188
• Net cashflow: $471/mo
• Annual: $5,658/yr
• Cap rate: 22.98%
• Cash-on-cash: 59.61%
• DSCR: 3.65
• 1% rule: 2.64%
• Cash to close: $9,492

Investor read

• This is a 3-bed/1.0-bath single-family listed at $34k. Condition is rated poor.
• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($893 rent vs $34k).
• It's been on market 320 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($234 loan paydown + $1k appreciation (3.0% local appreciation)).
• 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).
• 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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.

Questions for listing agent

• It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.