1320 Horseshoe Ln · Hackberry, LA 70645

$82,000

2 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 140 Days on market

Built 1981 0.67 ac lot $48/sqft · 74% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled near schools and amenities, this charming home features 3 bedrooms and 3 bathrooms on a 0.67-acre lot. Schedule your viewing today!

Key facts

• 0.67 acre lot
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#132 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Cameron Parish (rural): math 36% / reading 52% proficiency, ranked #16 of 98 in LA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 27 units permitted in Cameron Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($567 loan paydown + $5k appreciation (5.8% local appreciation)).
• At projected returns (5.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $334,077
• List price: $82,000
• Delta: -75.45%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

5.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.05×
• Total profit: $47,065
• Equity at exit: $50,296

10-year hold

• IRR: 29.8%
• Equity multiple: 6.21×
• Total profit: $119,589
• Equity at exit: $90,147

Cash invested: $22,960 (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 70645

• Home prices YoY: 5.0%
• Active inventory: 31
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $385

Break-even live

Break-even rent $723

Max offer price $82,000

Occupancy floor 63%

Sensitivity live

Price	-10% $432	-5% $409	+0% $385	+5% $362	+10% $339
Rent	-10% $290	-5% $338	+0% $385	+5% $433	+10% $481
Rate	-1.0pp $427	-0.5pp $406	base $385	+0.5pp $364	+1.0pp $343

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $82,000 Pending 140 DOM
2. 2026-06-18
   days on market $82,000 Active 140 DOM
3. 2026-06-17
   days on market $82,000 Active 139 DOM
4. 2026-06-16
   days on market $82,000 Active 138 DOM
5. 2026-06-15
   days on market $82,000 Active 137 DOM
6. 2026-06-14
   days on market $82,000 Active 135 DOM
7. 2026-06-13
   days on market $82,000 Active 134 DOM
8. 2026-06-10
   days on market $82,000 Active 132 DOM
9. 2026-06-09
   days on market $82,000 Active 131 DOM
10. 2026-06-08
    days on market $82,000 Active 130 DOM
11. 2026-06-07
    days on market $82,000 Active 129 DOM
12. 2026-06-02
    days on market $82,000 Active 124 DOM
13. 2026-06-01
    days on market $82,000 Active 123 DOM
14. 2026-05-31
    days on market $82,000 Active 122 DOM
15. 2026-05-30
    days on market $82,000 Active 121 DOM
16. 2026-04-08
    price $82,000 139-char remark

    Show marketing remark (139 chars)

    Nestled near schools and amenities, this charming home features 3 bedrooms and 3 bathrooms on a 0.67-acre lot. Schedule your viewing today!

17. 2026-01-29
    listed $92,000 Active 139-char remark

    Show marketing remark (139 chars)

    Nestled near schools and amenities, this charming home features 3 bedrooms and 3 bathrooms on a 0.67-acre lot. Schedule your viewing today!

18. 2021-03-25
    soldstatus 397-char remark

    Show marketing remark (397 chars)

    Wonderful home in a great area of Hackberry! Located on a large lot. The home features large rooms that are freshly painted. Has a new roof and new air conditioning system . Ceramic Tile flooring in Living Room and Kitchen areas. The eat in kitchen is roomy with granite countertops and a new dishwasher. Conveniently located near the school, park and shopping. Call to schedule your viewing soon!

19. 2021-03-25
    soldstatus $157,000

    Show marketing remark (397 chars)

    Wonderful home in a great area of Hackberry! Located on a large lot. The home features large rooms that are freshly painted. Has a new roof and new air conditioning system . Ceramic Tile flooring in Living Room and Kitchen areas. The eat in kitchen is roomy with granite countertops and a new dishwasher. Conveniently located near the school, park and shopping. Call to schedule your viewing soon!

20. 2021-01-15
    listed $170,000 397-char remark

    Show marketing remark (397 chars)

    Wonderful home in a great area of Hackberry! Located on a large lot. The home features large rooms that are freshly painted. Has a new roof and new air conditioning system . Ceramic Tile flooring in Living Room and Kitchen areas. The eat in kitchen is roomy with granite countertops and a new dishwasher. Conveniently located near the school, park and shopping. Call to schedule your viewing soon!

21. 2017-06-07
    soldstatus $75,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $1,283 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,530
• − Mortgage interest: −$4,593
• − Property taxes: −$1,283
• − Insurance: −$410
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,385
• Taxable income: $3,533
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,777/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: Cameron Parish
• NCES district ID: 2200390
• Math proficiency: 36% ▼ -45.00%
• Reading proficiency: 52% ▼ -29.00%
• Median HH income: $59,171
• Composite: 38.62/100
• National rank: #4156
• State rank: #16 of 98 in LA

Livability — Hackberry

• Score: 66/100
• State rank: #132
• US rank: #12149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hackberry, LA
• Population (ZIP): 830

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 6,800 people
• By 2030: 6,766 · -0.5%
• By 2040: 6,676 · -1.8%
• By 2050: 6,608 · -2.8%
• By 2075: 7,007 · +3.0%
• By 2100: 7,526 · +10.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 6% Italian 3% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+86.3) · D 6.5% · R 92.8%
• 2008→2024 swing: -21.0pp toward R · 2008: -65.3pp · 2024: -86.3pp
• All cycles: 2024: R+86.3 2020: R+82.9 2016: R+79.4 2012: R+76.2 2008: R+65.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.76%
• Current HPI: 120.7393
• 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

+9.3% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $82,000 SWLAR
• 2026-01-29 Listed $92,000 SWLAR
• 2021-03-25 Sold (Public Records) $157,000 Public Records
• 2021-03-25 Sold (MLS) — SWLAR
• 2021-01-15 Listed $170,000 SWLAR
• 2017-06-07 Sold (Public Records) $75,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,283 · +2.4% YoY. Source: county tax records.