210 Correze · Kinder, LA 70648

$90,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily · 119 Days on market

Built 1955 8,712 sqft lot Est $174k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice size home with a large kitchen and large master bedroom. Recently rented. Needs some work and would be a great investment property. House next door is also for sale - MLS 171805.

Key facts

• 8,712 sq ft lot
• 4 parking spots
• Built 1955

Property features AI

Exterior

• Parking: Four total parking spaces (all open)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence (house); One story; East-facing; Raised foundation
• Exterior features: Back yard; City lot; Paved road access; Has a view; No fencing

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: No fireplace

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 $404 ($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: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#21 in LA, #4,044 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute 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.
• Zoned schools: Kinder Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 541 students, 72% FRL); Kinder Middle School (math 31% / reading 56%, grade D, #55 of 218 statewide, top 25%, 374 students, 61% FRL); Kinder High School (math 37% / reading 57%, grade D-, #45 of 265 statewide, top 20%, 426 students, 60% FRL).
• Market conditions: 39 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 $622 of loan paydown is wiped out by about $3k 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.
• 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 119 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 A-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?
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: 1.36% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $174,110
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 1st Ave	0.28mi	3/2.0	1,550 (+2%)	14mo	$179,000	$115	71
1513 2nd Ave Ave	0.27mi	3/2.0	1,720 (+14%)	9mo	$115,000	$67	57
202 S 12th St S	0.19mi	3/2.0	1,320 (-13%)	20mo	$215,000	$163	53
118 N 14th St N	0.25mi	3/1.0	1,634 (+8%)	22mo	$146,000	$89	53

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $11,130
• Equity at exit: $13,419

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $42,748
• Equity at exit: $7,782

Cash invested: $25,200 (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 70648

• Home prices YoY: -25.9%
• Active inventory: 39
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $404

Break-even live

Break-even rent $709

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $455	-5% $430	+0% $404	+5% $379	+10% $353
Rent	-10% $308	-5% $356	+0% $404	+5% $452	+10% $500
Rate	-1.0pp $449	-0.5pp $427	base $404	+0.5pp $381	+1.0pp $357

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $90,000 Active 119 DOM
2. 2026-06-21
   days on market $90,000 Active 118 DOM
3. 2026-06-21
   days on market $90,000 Active 117 DOM
4. 2026-06-18
   days on market $90,000 Active 115 DOM
5. 2026-06-17
   days on market $90,000 Active 114 DOM
6. 2026-06-16
   days on market $90,000 Active 113 DOM
7. 2026-06-15
   days on market $90,000 Active 112 DOM
8. 2026-06-13
   days on market $90,000 Active 110 DOM
9. 2026-06-12
   days on market $90,000 Active 109 DOM
10. 2026-06-09
    days on market $90,000 Active 106 DOM
11. 2026-06-08
    days on market $90,000 Active 105 DOM
12. 2026-06-07
    days on market $90,000 Active 104 DOM
13. 2026-06-07
    days on market $90,000 Active 103 DOM
14. 2026-06-04
    days on market $90,000 Active 100 DOM
15. 2026-06-02
    days on market $90,000 Active 99 DOM
16. 2026-06-01
    days on market $90,000 Active 98 DOM
17. 2026-05-31
    days on market $90,000 Active 97 DOM
18. 2026-05-31
    days on market $90,000 Active 96 DOM
19. 2026-02-23
    listed $90,000 Active
20. 2024-06-07
    soldstatus $1,600,000
21. 2019-03-21
    soldstatus 183-char remark

    Show marketing remark (183 chars)

    Nice size home with a large kitchen and large master bedroom. Recently rented. Needs some work and would be a great investment property. House next door is also for sale - MLS 171805.

22. 2019-01-21
    listed $35,000 183-char remark

    Show marketing remark (183 chars)

    Nice size home with a large kitchen and large master bedroom. Recently rented. Needs some work and would be a great investment property. House next door is also for sale - MLS 171805.

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $610 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $14,648
• − Mortgage interest: −$5,041
• − Property taxes: −$610
• − Insurance: −$450
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,618
• Taxable income: $3,585
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,988/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 — Kinder

• Score: 75/100
• State rank: #21
• US rank: #4044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinder, LA
• Population (ZIP): 6,994

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 (66%)
• Race & ethnicity: White 66% Black 19% Two or more races 8% Hispanic / Latino 6% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 10% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% French/Haitian/Cajun 2% Arabic 1%

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: ▼ -42.24%
• Current HPI: 120.6268
• 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

+157.1% since first listed

4 events — show timeline

• 2026-02-23 Listed $90,000 SWLAR
• 2024-06-07 Sold (Public Records) $1,600,000 Public Records
• 2019-03-21 Sold (MLS) — SWLAR
• 2019-01-21 Listed $35,000 SWLAR

Property tax history

+0.5%/yr

Latest (2025): $610 · -0.1% YoY. Source: county tax records.