880 Downsville Rd · Downsville, LA 71234

$149,000

4 bd · 2.0 ba · 2,133 sqft · SingleFamily public records · 30 Days on market

Built 1962 3.00 ac lot

---

Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Appreciation +4.8/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Located in a quiet area between Downsville, Calhoun, and West Monroe. This is a 4-bedroom, 2-bath home, and it sits on a beautiful 3 Acre lot with a shop and enclosed patio. Some of the property is fenced.

Key facts

• 3 acre lot
• Fenced
• Enclosed patio

Tags

• 3 ACRE LOT
• ENCLOSED PATIO
• FENCED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached or attached garage with 1 garage space
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer; Natural gas available and connected
• Home design: Single-family residence; Site-built; One story; Entry level: 1
• Construction: Vinyl siding; Metal roof; Pillar/post/pier and slab foundation; Workshop on property; Approximately 3 acres
• Exterior features: Patio; Wire fencing; Cleared lot

Interior

• Kitchen: Electric range; Gas water heater
• Bedrooms: 4 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s) for cooling; Heating (other)
• Interior features: Ceiling fans; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $252 ($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 $143k (4.0% below list).
• Recommended offer: $143k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#129 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $488 of equity ($1k loan paydown + $-542 appreciation (-0.4% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $143,089 (4.0% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.22×
• Total profit: $9,087
• Equity at exit: $40,576

10-year hold

• IRR: 10.3%
• Equity multiple: 2.08×
• Total profit: $45,021
• Equity at exit: $46,677

Cash invested: $41,720 (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 71234

• Home prices YoY: -0.2%
• Active inventory: 36
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $252

Break-even live

Break-even rent $1,112

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $336	-5% $294	+0% $252	+5% $210	+10% $168
Rent	-10% $139	-5% $195	+0% $252	+5% $308	+10% $365
Rate	-1.0pp $327	-0.5pp $290	base $252	+0.5pp $213	+1.0pp $174

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-06
   status Active
3. 2026-03-24
   status Pending
4. 2026-03-17
   listed $149,000 Active
5. 2005-10-27
   soldstatus

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$399/yr (+$33/mo · 94.9%)

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

Taxation est. · year 1

• Rental income: $17,171
• − Mortgage interest: −$8,346
• − Property taxes: −$420
• − Insurance: −$745
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,335
• Taxable income: $577
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,884/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Downsville

• Score: 66/100
• State rank: #129
• US rank: #11977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,237

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Black 5%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.36%
• Current HPI: 146.452
• 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

5 events — show timeline

• 2026-04-29 Pending — NELABOR
• 2026-04-06 Relisted — NELABOR
• 2026-03-24 Pending — NELABOR
• 2026-03-17 Listed $149,000 NELABOR
• 2005-10-27 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $420 · +0.0% YoY. Source: county tax records.