3 bd · 1.0 ba ·
1,295 sqft ·
Built 1950
· SingleFamily
· Active
· 175 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,350/mo
Mortgage (P&I)
−$283
Tax + insurance
−$60
HOA
−$0
Vac / Maint / Mgmt
−$283
Net cashflow
$723/mo
Annual
$8,679/yr
Cap rate
22.37%
Cash-on-cash
57.40%
DSCR
3.55
1% rule
2.50%
Cash to close
$15,120
Investor read
This is a 3-bed/1.0-bath single-family listed at $54k.
At list price, monthly cash flow is $723 ($9k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $54k).
It's been on market 175 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
Location reads 60/100 on livability (#247 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
Zoned schools: Northside Elementary School (math 7% / reading 8%, grade F, #622 of 646 statewide, top 97%, 323 students, 94% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); Green Oaks Performing Arts Academy (math 5% / reading 9%, grade F, #258 of 265 statewide, top 97%, 561 students, 86% FRL) — zoned schools at 68% FRL track the district average.
Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: 260 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).
Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
Climate carrying-cost: major wind risk, 69% 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.
This rent runs 33% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-N88Y8Z9EG89DSG
· Data 16 h agocashflowre.app · 2026-05-29