2472 451 Hwy · Bordelonville, LA 71355

$57,000

2 bd · 2.0 ba · 1,570 sqft · SingleFamily · 210 Days on market

Built 1950 0.39 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Looking for your first home, a fixer-upper project, or the perfect investment property? This charming 2-bedroom (with potential for 3) country home is bursting with opportunity! Renovate and create your dream home or transform it into a fantastic rental. With plenty of space and peaceful surroundings, this property offers the freedom to make it truly your own. Affordable. Versatile. Full of potential. Don't let this hidden gem pass you by! Schedule your showing today!

Key facts

• 0.39 acre lot
• Built 1950
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#368 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — 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: 15 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($394 loan paydown + $6k appreciation (10.0% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $57k implies a 470% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.85% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.34%
• DSCR: 2.66
• GRM: 4.5

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: 45.4%
• Equity multiple: 4.43×
• Total profit: $54,752
• Equity at exit: $51,350

10-year hold

• IRR: 39.4%
• Equity multiple: 9.94×
• Total profit: $142,747
• Equity at exit: $110,738

Cash invested: $15,960 (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 71355

• Home prices YoY: 8.2%
• Active inventory: 15
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$24
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $371

Break-even live

Break-even rent $582

Max offer price $57,000

Occupancy floor 60%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $57,000 Active 210 DOM
2. 2026-06-18
   days on market $57,000 Active 209 DOM
3. 2026-06-17
   days on market $57,000 Active 208 DOM
4. 2026-06-16
   days on market $57,000 Active 207 DOM
5. 2026-06-15
   days on market $57,000 Active 206 DOM
6. 2026-06-14
   days on market $57,000 Active 204 DOM
7. 2026-06-13
   days on market $57,000 Active 203 DOM
8. 2026-06-10
   days on market $57,000 Active 201 DOM
9. 2026-06-09
   days on market $57,000 Active 200 DOM
10. 2026-06-08
    days on market $57,000 Active 199 DOM
11. 2026-06-07
    days on market $57,000 Active 198 DOM
12. 2026-06-03
    days on market $57,000 Active 194 DOM
13. 2026-06-02
    days on market $57,000 Active 193 DOM
14. 2026-06-01
    days on market $57,000 Active 192 DOM
15. 2026-05-31
    days on market $57,000 Active 191 DOM
16. 2026-05-30
    days on market $57,000 Active 190 DOM
17. 2026-02-21
    status Pending
18. 2026-02-16
    price $57,000
19. 2025-08-16
    listed $65,000 Active
20. 2007-12-18
    soldstatus $10,000

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $314 · $26/mo
• Expected delta: +$174/yr (+$15/mo · 125.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 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: $12,620
• − Mortgage interest: −$3,193
• − Property taxes: −$139
• − Insurance: −$1,787
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,658
• Taxable income: $3,823
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $3,539/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Bordelonville

• Score: 55/100
• State rank: #368
• US rank: #23389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,192

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 12% Two or more races 2%
• Common ancestry: Lithuanian 32% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 89% English-only · French/Haitian/Cajun 11%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.03%
• Current HPI: 172.85
• 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

+470.0% since first listed

4 events — show timeline

• 2026-02-21 Pending — AcadianaMLS
• 2026-02-16 Price Changed $57,000 AcadianaMLS
• 2025-08-16 Listed $65,000 AcadianaMLS
• 2007-12-18 Sold (Public Records) $10,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $139 · +0.0% YoY. Source: county tax records.