2713 La Hwy 63 · Clinton, LA 70722

$89,875

3 bd · 2.0 ba · 2,280 sqft · SingleFamily · 424 Days on market

Built 1963 2.55 ac lot ↓ 55% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 2.5 acres of country peace and quiet near Clinton Louisiana. Back of property overlooks Bluff Creek, there are no neighbors behind you. Plenty of land to build on and current structures need repairs. The house DID NOT FLOOD in the historic 2016 flood. The land is much higher than other properties nearby.

Key facts

• Bluff creek
• No neighbors behind
• 2.55 acre lot

Tags

• BLUFF CREEK
• NO NEIGHBORS BEHIND

Property features AI

Exterior

• Parking: Off-street open parking
• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence (detached); 1 story
• Construction: Wood siding construction
• Exterior features: Metal roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) cooling; Other heating
• Interior features: Has cooling; Has heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#56 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• East Feliciana Parish (rural): math 19% / reading 28% proficiency, ranked #62 of 98 in LA (top 63%) — 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: 93 active listings in the ZIP; 42 units permitted in East Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $621 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• East Feliciana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,090 (12.0% below list)

Questions for the listing agent

1. It's been on market 424 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.44% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 5.8

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,879
• Equity at exit: $13,401

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $42,288
• Equity at exit: $7,771

Cash invested: $25,165 (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 70722

• Home prices YoY: -19.4%
• Active inventory: 93
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $399

Break-even live

Break-even rent $786

Max offer price $89,875

Occupancy floor 64%

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: $22,469
• Closing costs: $2,696
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $89,875 Active 424 DOM
2. 2026-06-17
   days on market $89,875 Active 423 DOM
3. 2026-06-16
   days on market $89,875 Active 422 DOM
4. 2026-06-15
   days on market $89,875 Active 421 DOM
5. 2026-06-14
   days on market $89,875 Active 419 DOM
6. 2026-06-10
   days on market $89,875 Active 416 DOM
7. 2026-06-09
   days on market $89,875 Active 415 DOM
8. 2026-06-08
   days on market $89,875 Active 414 DOM
9. 2026-06-07
   days on market $89,875 Active 413 DOM
10. 2026-06-05
    days on market $89,875 Active 410 DOM
11. 2026-06-03
    days on market $89,875 Active 409 DOM
12. 2026-06-02
    days on market $89,875 Active 408 DOM
13. 2026-06-01
    days on market $89,875 Active 407 DOM
14. 2026-05-31
    days on market $89,875 Active 406 DOM
15. 2026-05-31
    days on market $89,875 Active 405 DOM
16. 2026-05-20
    status Active 310-char remark

    Show marketing remark (310 chars)

    Over 2.5 acres of country peace and quiet near Clinton Louisiana. Back of property overlooks Bluff Creek, there are no neighbors behind you. Plenty of land to build on and current structures need repairs. The house DID NOT FLOOD in the historic 2016 flood. The land is much higher than other properties nearby.

17. 2026-05-20
    status Active

    Show marketing remark (310 chars)

    Over 2.5 acres of country peace and quiet near Clinton Louisiana. Back of property overlooks Bluff Creek, there are no neighbors behind you. Plenty of land to build on and current structures need repairs. The house DID NOT FLOOD in the historic 2016 flood. The land is much higher than other properties nearby.

18. 2026-04-29
    status Pending 310-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

19. 2026-04-29
    status Pending 165-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

20. 2026-04-28
    status Pending
21. 2026-04-28
    status Pending
22. 2025-11-05
    status Active
23. 2025-11-05
    status Active
24. 2025-10-09
    price $89,875 310-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

25. 2025-10-09
    price $89,875 165-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

26. 2025-10-09
    price $89,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

27. 2025-10-09
    price $89,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

28. 2025-07-14
    price $99,875 310-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

29. 2025-07-14
    price $99,875 165-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

30. 2025-07-14
    price $99,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

31. 2025-07-14
    price $99,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

32. 2025-04-02
    price $124,875 310-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

33. 2025-04-02
    price $124,875 165-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

34. 2025-04-02
    price $124,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

35. 2025-04-02
    price $124,875

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

36. 2025-03-17
    listed $149,875 Active

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

37. 2025-03-17
    listed $149,875 Active 165-char remark

    Show marketing remark (165 chars)

    OIver 2.5 Acres of land with an aged house and outbuildings. This propety backs up to the woods. There are no houses behind...Just woods. It is a beautiful property.

38. 2025-03-04
    listed $149,875 Active

    Show marketing remark (310 chars)

    Over 2.5 acres of country peace and quiet near Clinton Louisiana. Back of property overlooks Bluff Creek, there are no neighbors behind you. Plenty of land to build on and current structures need repairs. The house DID NOT FLOOD in the historic 2016 flood. The land is much higher than other properties nearby.

39. 2025-03-04
    listed $149,875 Active 310-char remark

    Show marketing remark (310 chars)

    Over 2.5 acres of country peace and quiet near Clinton Louisiana. Back of property overlooks Bluff Creek, there are no neighbors behind you. Plenty of land to build on and current structures need repairs. The house DID NOT FLOOD in the historic 2016 flood. The land is much higher than other properties nearby.

40. 2023-07-10
    historical
41. 2023-07-09
    status Active
42. 2023-06-09
    historical
43. 2023-05-16
    status Pending
44. 2023-04-26
    price $175,000
45. 2023-04-06
    listed $199,500 Active
46. 2023-04-06
    listed $175,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,498
• − Mortgage interest: −$5,034
• − Property taxes: −$1,348
• − Insurance: −$449
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,615
• Taxable income: $3,572
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,933/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: East Feliciana Parish
• NCES district ID: 2200600
• Math proficiency: 19% ▼ -36.00%
• Reading proficiency: 28% ▼ -37.00%
• Median HH income: $43,478
• Composite: 20.16/100
• National rank: #8636
• State rank: #62 of 98 in LA

Livability — Clinton

• Score: 70/100
• State rank: #56
• US rank: #7662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,596

Population outlook (East Feliciana County) Hauer SSP2

• Today (2025): 18,858 people
• By 2030: 18,225 · -3.4%
• By 2040: 16,760 · -11.1%
• By 2050: 15,456 · -18.0%
• By 2075: 13,112 · -30.5%
• By 2100: 11,117 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 31% Two or more races 2%
• Common ancestry: Lithuanian 6% Serbian 2% Iranian 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · East Feliciana

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -11.7pp toward R · 2008: -10.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+17.0 2016: R+13.3 2012: R+7.3 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.31%
• Current HPI: 168.0397
• 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

-54.9% since first listed

31 events — show timeline

• 2026-05-20 Relisted — AcadianaMLS
• 2026-05-20 Relisted — GBRMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-28 Pending — GBRMLS
• 2026-04-28 Pending — GBRMLS
• 2025-11-05 Relisted — GBRMLS
• 2025-11-05 Relisted — GBRMLS
• 2025-10-09 Price Changed $89,875 AcadianaMLS
• 2025-10-09 Price Changed $89,875 AcadianaMLS
• 2025-10-09 Price Changed $89,875 GBRMLS
• 2025-10-09 Price Changed $89,875 GBRMLS
• 2025-07-14 Price Changed $99,875 AcadianaMLS
• 2025-07-14 Price Changed $99,875 AcadianaMLS
• 2025-07-14 Price Changed $99,875 GBRMLS
• 2025-07-14 Price Changed $99,875 GBRMLS
• 2025-04-02 Price Changed $124,875 AcadianaMLS
• 2025-04-02 Price Changed $124,875 AcadianaMLS
• 2025-04-02 Price Changed $124,875 GBRMLS
• 2025-04-02 Price Changed $124,875 GBRMLS
• 2025-03-17 Listed $149,875 GBRMLS
• 2025-03-17 Listed $149,875 AcadianaMLS
• 2025-03-04 Listed $149,875 GBRMLS
• 2025-03-04 Listed $149,875 AcadianaMLS
• 2023-07-10 Delisted — GBRMLS
• 2023-07-09 Relisted — GBRMLS
• 2023-06-09 Delisted — GBRMLS
• 2023-05-16 Pending — GBRMLS
• 2023-04-26 Price Changed $175,000 GBRMLS
• 2023-04-06 Listed $175,000 AcadianaMLS
• 2023-04-06 Listed $199,500 GBRMLS

Property tax history

-8.7%/yr

Latest (2025): $121 · -74.7% YoY. Source: county tax records.