104 English Crossing Rd · Hodge, LA 71251

$125,000

3 bd · 1.5 ba · 1,216 sqft · SingleFamily · 39 Days on market

Built 1960 Fair condition 12 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

11.77 AV, Subdivision 29-15-04 Rural Metes and Bounds Parcel 0700007800 Nestled in rural Jonesboro, this rare property offers the perfect blend of country living and extra space to spread out. There is a brick home that features 3 bedroom, 1 and half bath, 1200 sq feet located on an acre of land and provides a peaceful setting with room to enjoy the outdoors. What truly makes this property unique is the additional 10 acres located directly across the street.

Key facts

• 11.7 acre lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Other: Property is part of multiple parcels; Will not subdivide
• Financial info: Second mortgage: none; Loan type listed as Treat As Clear
• HOA & community: No association

Exterior

• Parking: Attached carport; 2 covered spaces; 2 carport spaces
• Security: No accessibility features reported
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; One level; Residential property
• Construction: Brick construction; Built in 1960; Slab foundation
• Exterior features: Many trees; Acreage setting (11.7 acres); Rural subdivision/setting

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wood-burning fireplace; Space heater; Window unit(s) for cooling
• Interior features: Cable TV available; One living area; One dining area; Two total rooms (listed)
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (22.6% below list).
• Recommended offer: $97k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#352 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, health & safety D, schools F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $96,806 (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 39 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $61,782
• Equity at exit: $112,610

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $186,931
• Equity at exit: $242,848

Cash invested: $35,000 (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 71251

• Home prices YoY: 6.9%
• Active inventory: 42
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $-99

Break-even live

Break-even rent $1,093

Max offer price $110,663

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-56	+0% $-99	+5% $-142	+10% $-185
Rent	-10% $-176	-5% $-137	+0% $-99	+5% $-61	+10% $-23
Rate	-1.0pp $-36	-0.5pp $-67	base $-99	+0.5pp $-131	+1.0pp $-164

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $125,000 Active 39 DOM
2. 2026-06-21
   days on market $125,000 Active 38 DOM
3. 2026-06-19
   days on market $125,000 Active 36 DOM
4. 2026-06-18
   days on market $125,000 Active 35 DOM
5. 2026-06-17
   days on market $125,000 Active 34 DOM
6. 2026-06-16
   days on market $125,000 Active 33 DOM
7. 2026-06-15
   days on market $125,000 Active 32 DOM
8. 2026-06-14
   days on market $125,000 Active 30 DOM
9. 2026-06-12
   days on market $125,000 Active 29 DOM
10. 2026-06-09
    days on market $125,000 Active 26 DOM
11. 2026-06-08
    days on market $125,000 Active 25 DOM
12. 2026-06-07
    days on market $125,000 Active 24 DOM
13. 2026-06-05
    days on market $125,000 Active 21 DOM
14. 2026-06-03
    days on market $125,000 Active 20 DOM
15. 2026-06-02
    days on market $125,000 Active 19 DOM
16. 2026-06-01
    days on market $125,000 Active 18 DOM
17. 2026-05-31
    days on market $125,000 Active 17 DOM
18. 2026-05-30
    days on market $125,000 Active 16 DOM
19. 2026-05-12
    listed $125,000 Active 467-char remark

ⓘ 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 D · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $11,617
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$3,636
• Taxable loss: −$3,380
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $-378/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 · 4 photos

Fair 45/100 Moderate rehab

The home requires extensive repairs and maintenance, including a new roof and exterior siding, to improve its condition and value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The siding appears to be in poor condition with visible wear and tear.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, making it more attractive to buyers and renters.
• Both repair and replace exterior siding — A new exterior siding will improve the home's appearance and functionality, making it more attractive to buyers and renters.
• Both paint interior and exterior — Painting will improve the home's appearance and functionality, making it more attractive to buyers and renters.
• Both landscaping and curb appeal — Landscaping and curb appeal will improve the home's appearance and functionality, making it more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The siding appears to be in poor condition with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both repair and replace exterior siding — A new exterior siding will improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both paint interior and exterior — Painting will improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal will improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑

ⓘ 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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Hodge

• Score: 56/100
• State rank: #352
• US rank: #23021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,225
• Population (ZIP): 7,724

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 32% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Iranian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.94%
• Current HPI: 247.04
• 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

1 event — show timeline

• 2026-05-12 Listed $125,000 NTREIS