850 Ash St

Hodge, LA 71247

$152,000D-

3 bd · 1.5 ba · 1,632 sqft · Built 1976 · SingleFamily · Pending · 2 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,134/mo
• Mortgage (P&I): −$797
• Tax + insurance: −$153
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $-54/mo
• Annual: $-653/yr
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• 1% rule: 0.75%
• Cash to close: $42,560

Investor read

• This is a 3-bed/1.5-bath single-family listed at $152k.
• 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).
• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $113k (25.4% below list) — sets the bar for 1% rule.
• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• 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?
• 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?
• 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?
• 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.