1267 Johnson Rd · Doyline, LA 71023

$96,000

2 bd · 1.0 ba · 848 sqft · SingleFamily · 67 Days on market

Built 1970 0.59 ac lot $113/sqft · 38% below area Est $154k · 38% under

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Why this score? — see what drove the C+ 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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.9/10.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Calling all fishermen, hunters explorers and ATV riders! Affordable, low maintenance camp house, just a few hundred yards, by canal, from Bistineau's famous Gregg Lake area and you don't have to break the bank for this private getaway. Sits on beautiful lot with tons of privacy. The house cannot even be seen from road. Super convenient horse shoe drive way and lots of room for parking. Two large bedrooms gorgeous wood floors. Lots of open space. Big bathroom with shower. Back porch overlooks canal. The house is on high ground with good drainage. Double garage with plenty extra storage space for vehicles, boats or trailers and even better, it can be reached from inside the house. The garage is fully insulated. Surrounded by woods and lots of wildlife. Totally private with no homes nearby in a beautiful neighborhood. Enjoy year around sports with Lake Bistineau legendary fishing, duck hunting and water sports. Acres to explore, hike or ride ATVs. This is a great weekend retreat for quiet relaxation. Photos coming soon. TOTAL GARAGE 528 sq ft insulated and finished out. Includes large, enclosed porch. PERFECT CAMP HOUSE!

Key facts

• Extra storage space
• Overlooks canal
• Good drainage

Tags

• OVERLOOKS CANAL
• HIGH GROUND
• GOOD DRAINAGE
• EXTRA STORAGE SPACE
• SURROUNDED BY WOODS
• ACRES TO EXPLORE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $91k (5.0% below list).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#257 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($664 loan paydown + $5k appreciation (5.7% local appreciation)).
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($90k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $154,073
• List price: $96,000
• Delta: -37.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.27×
• Total profit: $34,044
• Equity at exit: $58,669

10-year hold

• IRR: 18.8%
• Equity multiple: 4.51×
• Total profit: $94,313
• Equity at exit: $104,973

Cash invested: $26,880 (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 71023

• Home prices YoY: 4.9%
• Active inventory: 18
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $912 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $125

Break-even live

Break-even rent $754

Max offer price $96,000

Occupancy floor 81%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $96,000 Active 67 DOM
2. 2026-06-17
   days on market $96,000 Active 66 DOM
3. 2026-06-16
   days on market $96,000 Active 65 DOM
4. 2026-06-15
   days on market $96,000 Active 64 DOM
5. 2026-06-14
   days on market $96,000 Active 62 DOM
6. 2026-06-13
   days on market $96,000 Active 61 DOM
7. 2026-06-10
   days on market $96,000 Active 59 DOM
8. 2026-06-09
   days on market $96,000 Active 58 DOM
9. 2026-06-08
   days on market $96,000 Active 57 DOM
10. 2026-06-07
    days on market $96,000 Active 56 DOM
11. 2026-06-02
    days on market $96,000 Active 51 DOM
12. 2026-06-01
    days on market $96,000 Active 50 DOM
13. 2026-05-31
    days on market $96,000 Active 49 DOM
14. 2026-05-30
    days on market $96,000 Active 48 DOM
15. 2026-04-11
    listed $96,000 Active 1135-char remark

    Show marketing remark (1135 chars)

    Calling all fishermen, hunters explorers and ATV riders! Affordable, low maintenance camp house, just a few hundred yards, by canal, from Bistineau's famous Gregg Lake area and you don't have to break the bank for this private getaway. Sits on beautiful lot with tons of privacy. The house cannot even be seen from road. Super convenient horse shoe drive way and lots of room for parking. Two large bedrooms gorgeous wood floors. Lots of open space. Big bathroom with shower. Back porch overlooks canal. The house is on high ground with good drainage. Double garage with plenty extra storage space for vehicles, boats or trailers and even better, it can be reached from inside the house. The garage is fully insulated. Surrounded by woods and lots of wildlife. Totally private with no homes nearby in a beautiful neighborhood. Enjoy year around sports with Lake Bistineau legendary fishing, duck hunting and water sports. Acres to explore, hike or ride ATVs. This is a great weekend retreat for quiet relaxation. Photos coming soon. TOTAL GARAGE 528 sq ft insulated and finished out. Includes large, enclosed porch. PERFECT CAMP HOUSE!

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $630 · $52/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $10,944
• − Mortgage interest: −$5,377
• − Property taxes: −$630
• − Insurance: −$480
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$2,793
• Taxable loss: −$87
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,516/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Doyline

• Score: 60/100
• State rank: #257
• US rank: #19126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,020

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.72%
• Current HPI: 122.8691
• 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

• 2026-04-11 Listed $96,000 NTREIS

Property tax history

+2.2%/yr

Latest (2025): $630 · +2.2% YoY. Source: county tax records.