850 Ash St · Hodge, LA 71247

$152,000

3 bd · 1.5 ba · 1,632 sqft · SingleFamily · 2 Days on market

Built 1976

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Why this score? — see what drove the D- 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.3/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This home is on a corner lot in the city limits of Hodge with mature oak trees. Offering 3 bedroom and a full bath with a walk-in shower and a half bath/ laundry room off the kitchen. An enclosed sitting area, public sewage, natural gas, and a large shop with a rollup door. Home shingles replaced 2020. All on two lots for you and your family to enjoy. Call to schedule today with your favorite agent. .

Key facts

• 2 garage spots
• Built 1976
• Listed 2 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking available
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence (site-built); One-level entry (entry level 1); One story
• Construction: Masonite exterior; Asphalt roof; Slab foundation; Built as a site-built home
• Exterior features: Covered patio; Corner lot; Paved road access; On-site storage structure

Interior

• Kitchen: Dishwasher; Electric cooktop; Oven; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms; 1 partial bathroom
• Heating & cooling: Central air conditioning; Ceiling fans for additional cooling; Natural gas heating
• Interior features: Ceiling fans; Blinds on windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-54 ($-653/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (25.4% below list).
• Recommended offer: $113k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#352 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, health & safety D, crime F.
• Jackson Parish (rural): math 25% / reading 31% proficiency, ranked #50 of 98 in LA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jonesboro-Hodge Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 340 students, 84% FRL); Jonesboro-Hodge Middle School (math 8% / reading 17%, grade F, #192 of 218 statewide, top 88%, 162 students, 77% FRL); Jonesboro-Hodge High School (math 5% / reading 15%, grade F, #239 of 265 statewide, top 91%, 228 students, 72% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 28% district-wide (-19 pts) — the specific schools serving this property underperform the Jackson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Jackson County population projected at -18% 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,367 (25.4% below list)

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 1976 — 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 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 11.2

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: 6.1%
• Equity multiple: 1.35×
• Total profit: $14,799
• Equity at exit: $68,346

10-year hold

• IRR: 9.0%
• Equity multiple: 2.35×
• Total profit: $57,505
• Equity at exit: $105,329

Cash invested: $42,560 (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 71247

• Active inventory: 3
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-54

Break-even live

Break-even rent $1,203

Max offer price $142,384

Occupancy floor 100%

Sensitivity live

Price	-10% $32	-5% $-11	+0% $-54	+5% $-97	+10% $-140
Rent	-10% $-144	-5% $-99	+0% $-54	+5% $-10	+10% $35
Rate	-1.0pp $22	-0.5pp $-16	base $-54	+0.5pp $-94	+1.0pp $-134

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-10
   listed $152,000 Active

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,075 · $90/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 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: $13,604
• − Mortgage interest: −$8,514
• − Property taxes: −$1,075
• − Insurance: −$760
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$4,422
• Taxable loss: −$3,344
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $149/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: Jackson Parish
• NCES district ID: 2200780
• Math proficiency: 25% ▼ -26.00%
• Reading proficiency: 31% ▼ -30.00%
• Median HH income: $37,823
• Composite: 23.36/100
• National rank: #7909
• State rank: #50 of 98 in LA

Livability — Hodge

• Score: 56/100
• State rank: #352
• US rank: #23021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hodge, LA
• City population: 1,225
• Population (ZIP): 1,225

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 15,022 people
• By 2030: 14,489 · -3.5%
• By 2040: 13,361 · -11.1%
• By 2050: 12,269 · -18.3%
• By 2075: 9,848 · -34.4%
• By 2100: 7,510 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 49% White 42% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Lithuanian 3% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.1%
• 2008→2024 swing: -12.2pp toward R · 2008: -35.3pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+42.6 2016: R+40.6 2012: R+37.5 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

2 events — show timeline

• 2026-05-12 Pending — NELABOR
• 2026-05-10 Listed $152,000 NELABOR

Property tax history

+0.5%/yr

Latest (2025): $1,075 · -0.4% YoY. Source: county tax records.