520 N 1st St N · Oberlin, LA 70655

$172,500

None bd · None ba · 2,500 sqft · Townhouse · 7 Days on market

Built 1970 0.56 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

* * Investment Opportunity: Charming 4-Plex with Steady Rental Income * * Welcome to a prime investment opportunity in real estate! This well-maintained brick 4-plex features four 1-bedroom, 1-bathroom units, each offering cozy, functional living spaces perfect for tenants seeking comfort and convenience. Classic brick facade, offering durability and timeless appeal. $2,000 per month in rental income, demonstrating strong demand and consistent revenue. Fully tenant-occupied, ensuring immediate cash flow for the new owner. Each unit boasts a thoughtful layout with spacious living areas, well-appointed kitchens, and comfortable bedrooms. The property is ideally situated in a desirable neighborhood, providing tenants with easy access to local amenities. Consistent rental history in a sought-after area This 4-plex offers an excellent opportunity for investors looking to expand their portfolio with a property that promises steady returns and long-term value. Don't miss out on this chance to acquire a well-maintained asset with reliable income potential! Property is cross listed. Age of property estimated. Measurements +/-.

Key facts

• Functional kitchens
• Built 1970
• Listed 7 days

Tags

• WELL-MAINTAINED BRICK 4-PLEX
• FUNCTIONAL KITCHENS
• DURABLE BRICK EXTERIOR
• STRONG RENTAL HISTORY

Property features AI

Finance

• Other: Located at 520 N 1st St N, Oberlin, LA 70655; Directions: North on Hwy 165, left on 6th Avenue, right on 1st; property at the end of 1st before the curve; Listed by EXIT Bayou Realty; listing agent Jessica Landry

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property configured as an apartment
• Exterior features: Corner lot; City lot; Irregular-shaped lot; Lot dimensions approximately 116 x 270 x 124 x 265; Approximately 0.56 acre lot

Interior

• Interior features: Single-story layout

What this means for you Summary

Snapshot

• This is a townhouse listed at $172k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads 60/100 on livability (#250 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 46 units permitted in Allen 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.
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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.

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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

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: -87.0%
• Equity multiple: -1.15×
• Total profit: $-103,878
• Equity at exit: $25,720

10-year hold

• IRR: —
• Equity multiple: -2.90×
• Total profit: $-188,222
• Equity at exit: $14,915

Cash invested: $48,300 (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 70655

• Home prices YoY: -6.2%
• Active inventory: 22

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$905
• Tax est. 1.5%: −$216 /mo · $2,588/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-1,192

Break-even live

Break-even rent $1,509

Max offer price —

Occupancy floor —

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $172,500 Active 7 DOM
2. 2026-06-17
   days on market $172,500 Active 6 DOM
3. 2026-06-16
   days on market $172,500 Active 5 DOM
4. 2026-06-15
   days on market $172,500 Active 4 DOM
5. 2026-06-13
   days on market $172,500 Active 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $172,500 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$9,663
• − Property taxes: −$2,588
• − Insurance: −$862
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$5,018
• Taxable loss: −$18,131
• Est. tax savings @ 24.0%: +$4,351
• After-tax cash flow: $-9,954/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oberlin

• Score: 60/100
• State rank: #250
• US rank: #18808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, LA
• Population (ZIP): 2,892

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 30% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 9% Spanish 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.92%
• Current HPI: 90.2641
• 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

+7.8% since first listed

3 events — show timeline

• 2026-06-11 Listed $172,500 SWLAR
• 2025-02-07 Sold (MLS) — SWLAR
• 2024-08-13 Listed $160,000 SWLAR