819 Louisiana Ave · Bogalusa, LA 70427

$158,000

3 bd · 2.0 ba · 1,478 sqft · SingleFamily · 21 Days on market

Built 1945 6,098 sqft lot Est $146k · 8% over

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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).

• Cash flow +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +4.8/10.0
• ARV discount +3.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming newly renovated 3-bedroom, 2-bath home loaded with updates and curb appeal! From the inviting front porch complete with a relaxing swing to the beautifully landscaped yard and brick walkway leading to the entrance, this home offers warmth and character from the moment you arrive. Inside, you'll find stylish flooring throughout with no carpet, a bright and functional layout, and a kitchen featuring all new stainless steel appliances, including a spacious refrigerator. Major upgrades include a new roof, new HVAC system, and new gas water heater, providing peace of mind for years to come. Enjoy outdoor living on the rear porch and the comfort of a completely refreshed home that is truly move-in ready.

Key facts

• Brick walkway
• Front porch
• Landscaped yard

Tags

• FRONT PORCH
• LANDSCAPED YARD
• BRICK WALKWAY
• STYLISH FLOORING
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Wood siding; Shingle roof; Year built estimated with major remodel in 2026; City lot, rectangular
• Construction: Wood siding construction; Raised foundation; Shingle roof; Major remodel in 2026 (year built estimated)
• Exterior features: Enclosed porch; Wood porch; Screened porch

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Carbon monoxide detector; Pull-down attic stairs
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (1.9% below list).
• Recommended offer: $155k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Washington 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 $5k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,964 (1.9% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
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: 0.98% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $146,322
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Louisiana Ave	0.01mi	3/2.0	1,464 (-1%)	1mo	$145,000	$99	97
604 N Border Dr	0.20mi	3/1.5	1,261 (-15%)	9mo	$89,900	$71	57
510 Virginia Ave	0.25mi	3/2.0	1,642 (+11%)	20mo	$150,000	$91	54
803 N Border Dr	0.22mi	2/1.0 (-1)	1,257 (-15%)	3mo	$129,000	$103	53
425 Mississippi Ave	0.36mi	2/2.0 (-1)	1,538 (+4%)	23mo	$135,000	$88	52
1304 Old Settlers Rd	0.66mi	3/2.0	1,364 (-8%)	12mo	$185,000	$136	47

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,566
• Equity at exit: $23,558

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $16,442
• Equity at exit: $13,661

Cash invested: $44,240 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $284

Break-even live

Break-even rent $1,190

Max offer price $158,000

Occupancy floor 77%

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 Bankston Dr Bogalusa, LA	3.0	1.0	1200	$1,900	$1.58	24d	1	0.89mi
735 Ontario Ave Bogalusa, LA	2.0	1.0	1247	$1,050	$0.84	24d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $158,000 Active 21 DOM
2. 2026-06-17
   days on market $158,000 Active 20 DOM
3. 2026-06-16
   days on market $158,000 Active 19 DOM
4. 2026-06-15
   days on market $158,000 Active 18 DOM
5. 2026-06-13
   days on market $158,000 Active 16 DOM
6. 2026-06-12
   days on market $158,000 Active 15 DOM
7. 2026-06-09
   days on market $158,000 Active 12 DOM
8. 2026-06-08
   days on market $158,000 Active 11 DOM
9. 2026-06-07
   days on market $158,000 Active 10 DOM
10. 2026-06-05
    days on market $158,000 Active 8 DOM
11. 2026-06-04
    days on market $158,000 Active 6 DOM
12. 2026-06-02
    days on market $158,000 Active 5 DOM
13. 2026-06-01
    days on market $158,000 Active 4 DOM
14. 2026-05-31
    days on market $158,000 Active 3 DOM
15. 2026-05-31
    days on market $158,000 Active 2 DOM
16. 2026-05-28
    listed $158,000 Active

    Show marketing remark (716 chars)

    Charming newly renovated 3-bedroom, 2-bath home loaded with updates and curb appeal! From the inviting front porch complete with a relaxing swing to the beautifully landscaped yard and brick walkway leading to the entrance, this home offers warmth and character from the moment you arrive. Inside, you'll find stylish flooring throughout with no carpet, a bright and functional layout, and a kitchen featuring all new stainless steel appliances, including a spacious refrigerator. Major upgrades include a new roof, new HVAC system, and new gas water heater, providing peace of mind for years to come. Enjoy outdoor living on the rear porch and the comfort of a completely refreshed home that is truly move-in ready.

17. 2026-05-28
    listed $158,000 Active 716-char remark

    Show marketing remark (716 chars)

    Charming newly renovated 3-bedroom, 2-bath home loaded with updates and curb appeal! From the inviting front porch complete with a relaxing swing to the beautifully landscaped yard and brick walkway leading to the entrance, this home offers warmth and character from the moment you arrive. Inside, you'll find stylish flooring throughout with no carpet, a bright and functional layout, and a kitchen featuring all new stainless steel appliances, including a spacious refrigerator. Major upgrades include a new roof, new HVAC system, and new gas water heater, providing peace of mind for years to come. Enjoy outdoor living on the rear porch and the comfort of a completely refreshed home that is truly move-in ready.

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$323/yr (+$27/mo · 59.1%)

ⓘ 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 ≥109°F today · 21 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: $18,596
• − Mortgage interest: −$8,850
• − Property taxes: −$546
• − Insurance: −$790
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,596
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,211/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $158,000 AcadianaMLS
• 2026-05-28 Listed $158,000 GSREIN

Property tax history

-0.4%/yr

Latest (2025): $546 · +0.3% YoY. Source: county tax records.