531 N Border Dr · Bogalusa, LA 70427

$185,000

5 bd · 2.5 ba · 3,192 sqft · SingleFamily · 448 Days on market

Built 1954 3.50 ac lot $58/sqft · at area comps Est $178k · at est. ↓ 31% since listing

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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 +21.8/30.0
• DSCR +7.0/10.0
• ARV discount +5.6/15.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

Key facts

• Large sunroom
• Spacious back yard
• Patio on the side

Tags

• WOODED 3.5 ACRES
• LARGE SUNROOM
• SPACIOUS BACK YARD
• PATIO ON THE SIDE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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 $183k (0.9% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.0% in Bogalusa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 88 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 448 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $85k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 448 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (median comp): $177,531
• List price: $185,000
• Delta: 4.21%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 Virginia Ave	0.22mi	4/2.0 (-1)	3,048 (-4%)	2mo	$232,500	$76	74
640 Richmond St	0.16mi	4/3.0 (-1)	2,863 (-10%)	13mo	$50,000	$17	57
725 N Columbia St	0.33mi	4/2.5 (-1)	2,885 (-10%)	10mo	$190,000	$66	55
826 Mississippi Ave	0.49mi	4/2.5 (-1)	3,448 (+8%)	6mo	$165,000	$48	54
537 Atlanta St	0.19mi	4/3.0 (-1)	2,874 (-10%)	20mo	$110,000	$38	51
1306 Military Rd	0.58mi	4/3.0 (-1)	2,839 (-11%)	4mo	$190,000	$67	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,686
• Equity at exit: $27,584

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $13,252
• Equity at exit: $15,995

Cash invested: $51,800 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$113 /mo · $1,351/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $288

Break-even live

Break-even rent $1,468

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $393	-5% $340	+0% $288	+5% $236	+10% $183
Rent	-10% $143	-5% $216	+0% $288	+5% $360	+10% $433
Rate	-1.0pp $381	-0.5pp $335	base $288	+0.5pp $240	+1.0pp $191

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $185,000 Active 448 DOM
2. 2026-06-18
   days on market $185,000 Active 446 DOM
3. 2026-06-17
   days on market $185,000 Active 445 DOM
4. 2026-06-16
   days on market $185,000 Active 444 DOM
5. 2026-06-15
   days on market $185,000 Active 443 DOM
6. 2026-06-13
   days on market $185,000 Active 441 DOM
7. 2026-06-12
   days on market $185,000 Active 440 DOM
8. 2026-06-09
   days on market $185,000 Active 437 DOM
9. 2026-06-08
   days on market $185,000 Active 436 DOM
10. 2026-06-07
    days on market $185,000 Active 435 DOM
11. 2026-06-05
    days on market $185,000 Active 433 DOM
12. 2026-06-04
    days on market $185,000 Active 431 DOM
13. 2026-06-02
    days on market $185,000 Active 430 DOM
14. 2026-06-01
    days on market $185,000 Active 429 DOM
15. 2026-05-31
    days on market $185,000 Active 428 DOM
16. 2026-05-31
    days on market $185,000 Active 427 DOM
17. 2026-01-23
    price $185,000 727-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

18. 2026-01-23
    price $185,000 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

19. 2026-01-20
    status Active 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

20. 2026-01-01
    historical 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

21. 2025-06-26
    price $229,999 727-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

22. 2025-06-26
    price $229,999 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

23. 2025-05-01
    price $254,999 727-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

24. 2025-05-01
    price $254,999 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

25. 2025-03-04
    listed $269,900 Active 727-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

26. 2025-03-04
    listed $269,900 Active 728-char remark

    Show marketing remark (728 chars)

    This home sits on a beautiful wooded 3.5 acres and is currently vacant. It is a large 5 bedroom, 3-1/2 bath home with many options to make it your own and a very special home. The bedrooms are upstairs as well as 3 large bathrooms and one half bathroom downstairs. There is a large sunroom at the back of the home which overlooks a spacious back yard and a patio on the side of the house. With a little TLC, this home will be stunning. With a formal dining room, large living room and very large sun room, you have several options to make this first floor into a personal haven to meet your needs. Please see the Amendment to Listing Agreement. Sold AS IS Seller will not pay for repairs. See new Amendment to Listing Agreement

ⓘ 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: $1,351 · $113/mo
• Projected year-2 tax: $1,351 · $113/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,990
• − Mortgage interest: −$10,363
• − Property taxes: −$1,351
• − Insurance: −$925
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,382
• Taxable income: $452
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $3,347/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

-31.5% since first listed

10 events — show timeline

• 2026-01-23 Price Changed $185,000 AcadianaMLS
• 2026-01-23 Price Changed $185,000 GSREIN
• 2026-01-20 Relisted — GSREIN
• 2026-01-01 Listing Removed — GSREIN
• 2025-06-26 Price Changed $229,999 AcadianaMLS
• 2025-06-26 Price Changed $229,999 GSREIN
• 2025-05-01 Price Changed $254,999 AcadianaMLS
• 2025-05-01 Price Changed $254,999 GSREIN
• 2025-03-04 Listed $269,900 GSREIN
• 2025-03-04 Listed $269,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $1,351 · +0.3% YoY. Source: county tax records.