1620 Susek Dr · Pineville, LA 71360

$185,000

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 131 Days on market

Built 1980 0.43 ac lot $111/sqft · 31% below area Est $268k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, style, and convenience in this spacious 4-bedroom, 2-bath home nestled in one of Pineville's most desirable neighborhoods. From the moment you arrive, you'll love this spacious corner lot in a peaceful setting. Step inside to find a bright, open floor plan featuring a large living area for entertaining, an open concept kitchen with plenty of cabinet and counter space, and an eat-in dining area for family gatherings. The primary suite has a private bath and generous closet space. Outside, enjoy a fenced backyard with room to garden, play, or unwind under the shade -- a great spot for weekend barbecues or quiet evenings. Conveniently located by schools, shopping, and dining, this beautiful home combines functionality with Southern charm -- ready for you to move in and make it your own!

Key facts

• Open floor plan
• Open concept kitchen
• Eat-in dining area

Tags

• CORNER LOT
• FENCED BACKYARD
• OPEN FLOOR PLAN
• OPEN CONCEPT KITCHEN
• EAT-IN DINING AREA
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (22.6% below list).
• Recommended offer: $143k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Pineville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 240 active listings in the ZIP; 239 units permitted in Rapides 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.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $143,177 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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: 0.77% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.87%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $267,590
• List price: $185,000
• Delta: -30.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Ridge Row	0.14mi	3/2.0 (-1)	1,692 (+2%)	1mo	$247,000	$146	85
184 Woodcliff Cir	0.23mi	3/2.0 (-1)	1,724 (+3%)	1mo	$245,000	$142	78
119 W Ridge Dr	0.29mi	3/2.0 (-1)	1,834 (+10%)	3mo	$200,000	$109	62
526 Holly Moore Dr	0.57mi	3/2.0 (-1)	1,761 (+6%)	4mo	$270,000	$153	56
100 Woodridge Cir	0.45mi	3/2.0 (-1)	1,843 (+11%)	4mo	$247,000	$134	54
157 Lakeland Dr	0.65mi	3/2.0 (-1)	1,744 (+5%)	7mo	$265,000	$152	52
146 Lakeland Dr	0.69mi	3/2.0 (-1)	1,680 (+1%)	20mo	$267,000	$159	45

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-37,864
• Equity at exit: $27,584

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-43,106
• Equity at exit: $15,995

Cash invested: $51,800 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 240
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$208 /mo · $2,493/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-124

Break-even live

Break-even rent $1,589

Max offer price $163,107

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-72	+0% $-124	+5% $-176	+10% $-229
Rent	-10% $-237	-5% $-180	+0% $-124	+5% $-67	+10% $-11
Rate	-1.0pp $-31	-0.5pp $-77	base $-124	+0.5pp $-172	+1.0pp $-221

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-31
   status $185,000 Pending 131 DOM
2. 2026-05-30
   days on market $185,000 Active 131 DOM
3. 2026-05-06
   status Active 833-char remark

   Show marketing remark (833 chars)

   Discover the perfect blend of comfort, style, and convenience in this spacious 4-bedroom, 2-bath home nestled in one of Pineville's most desirable neighborhoods. From the moment you arrive, you'll love this spacious corner lot in a peaceful setting. Step inside to find a bright, open floor plan featuring a large living area for entertaining, an open concept kitchen with plenty of cabinet and counter space, and an eat-in dining area for family gatherings. The primary suite has a private bath and generous closet space. Outside, enjoy a fenced backyard with room to garden, play, or unwind under the shade -- a great spot for weekend barbecues or quiet evenings. Conveniently located by schools, shopping, and dining, this beautiful home combines functionality with Southern charm -- ready for you to move in and make it your own!

4. 2026-05-06
   price $185,000 833-char remark

   Show marketing remark (833 chars)

   Discover the perfect blend of comfort, style, and convenience in this spacious 4-bedroom, 2-bath home nestled in one of Pineville's most desirable neighborhoods. From the moment you arrive, you'll love this spacious corner lot in a peaceful setting. Step inside to find a bright, open floor plan featuring a large living area for entertaining, an open concept kitchen with plenty of cabinet and counter space, and an eat-in dining area for family gatherings. The primary suite has a private bath and generous closet space. Outside, enjoy a fenced backyard with room to garden, play, or unwind under the shade -- a great spot for weekend barbecues or quiet evenings. Conveniently located by schools, shopping, and dining, this beautiful home combines functionality with Southern charm -- ready for you to move in and make it your own!

5. 2026-01-09
   price $169,500 833-char remark

   Show marketing remark (833 chars)

   Discover the perfect blend of comfort, style, and convenience in this spacious 4-bedroom, 2-bath home nestled in one of Pineville's most desirable neighborhoods. From the moment you arrive, you'll love this spacious corner lot in a peaceful setting. Step inside to find a bright, open floor plan featuring a large living area for entertaining, an open concept kitchen with plenty of cabinet and counter space, and an eat-in dining area for family gatherings. The primary suite has a private bath and generous closet space. Outside, enjoy a fenced backyard with room to garden, play, or unwind under the shade -- a great spot for weekend barbecues or quiet evenings. Conveniently located by schools, shopping, and dining, this beautiful home combines functionality with Southern charm -- ready for you to move in and make it your own!

6. 2025-10-07
   listed $174,500 Active 833-char remark

   Show marketing remark (833 chars)

   Discover the perfect blend of comfort, style, and convenience in this spacious 4-bedroom, 2-bath home nestled in one of Pineville's most desirable neighborhoods. From the moment you arrive, you'll love this spacious corner lot in a peaceful setting. Step inside to find a bright, open floor plan featuring a large living area for entertaining, an open concept kitchen with plenty of cabinet and counter space, and an eat-in dining area for family gatherings. The primary suite has a private bath and generous closet space. Outside, enjoy a fenced backyard with room to garden, play, or unwind under the shade -- a great spot for weekend barbecues or quiet evenings. Conveniently located by schools, shopping, and dining, this beautiful home combines functionality with Southern charm -- ready for you to move in and make it your own!

7. 2016-08-16
   soldstatus $163,000
8. 2016-07-12
   listed $165,000

ⓘ 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: $2,493 · $208/mo
• Projected year-2 tax: $2,493 · $208/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $17,181
• − Mortgage interest: −$10,363
• − Property taxes: −$2,493
• − Insurance: −$925
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$5,382
• Taxable loss: −$4,731
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $-352/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineville, LA
• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+12.1% since first listed

6 events — show timeline

• 2026-05-06 Relisted — AcadianaMLS
• 2026-05-06 Price Changed $185,000 AcadianaMLS
• 2026-01-09 Price Changed $169,500 AcadianaMLS
• 2025-10-07 Listed $174,500 AcadianaMLS
• 2016-08-16 Sold (Public Records) $163,000 Public Records
• 2016-07-12 Listed $165,000 AcadianaMLS

Property tax history

+8.8%/yr

Latest (2025): $2,493 · +13.9% YoY. Source: county tax records.