3132 Highway 507 · Castor, LA 71016

$165,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 76 Days on market

Built 2007 1.00 ac lot

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Move right in and start living the dream! This beautifully updated 4-bedroom home offers effortless country living on an acre of land. Renovated from top to bottom in 2019, the home feels fresh and inviting with its tasteful finishes and spacious, light-filled rooms. Relax on the large back deck or enjoy the peace of mind that comes with a brand-new septic system and well-maintained appliances. Because it has only been used as a seasonal getaway, the home is in immaculate shape. It’s more than a house; it’s a fresh start.

Key facts

• Large back deck
• Acre of land
• Immaculate shape

Tags

• ACRE OF LAND
• LARGE BACK DECK
• BRAND NEW SEPTIC SYSTEM
• WELL MAINTAINED APPLIANCES
• IMMACULATE SHAPE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.6% below list).
• Recommended offer: $123k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#327 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, schools B; Watch: crime F, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.6% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($155k) 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.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,721 (25.6% 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. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.74% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.25×
• Total profit: $11,650
• Equity at exit: $70,436

10-year hold

• IRR: 7.8%
• Equity multiple: 2.13×
• Total profit: $52,427
• Equity at exit: $105,717

Cash invested: $46,200 (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 71016

• Home prices YoY: 2.9%
• Active inventory: 6
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-73

Break-even live

Break-even rent $1,320

Max offer price $152,086

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-26	+0% $-73	+5% $-120	+10% $-167
Rent	-10% $-170	-5% $-122	+0% $-73	+5% $-25	+10% $24
Rate	-1.0pp $10	-0.5pp $-31	base $-73	+0.5pp $-116	+1.0pp $-159

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   days on market $165,000 Active 76 DOM
2. 2026-06-01
   days on market $165,000 Active 75 DOM
3. 2026-05-31
   days on market $165,000 Active 74 DOM
4. 2026-05-30
   days on market $165,000 Active 73 DOM
5. 2026-05-19
   historical Active Contingent 539-char remark

   Show marketing remark (539 chars)

   Move right in and start living the dream! This beautifully updated 4-bedroom home offers effortless country living on an acre of land. Renovated from top to bottom in 2019, the home feels fresh and inviting with its tasteful finishes and spacious, light-filled rooms. Relax on the large back deck or enjoy the peace of mind that comes with a brand-new septic system and well-maintained appliances. Because it has only been used as a seasonal getaway, the home is in immaculate shape. It’s more than a house; it’s a fresh start.

6. 2026-04-04
   price $165,000 539-char remark

   Show marketing remark (539 chars)

   Move right in and start living the dream! This beautifully updated 4-bedroom home offers effortless country living on an acre of land. Renovated from top to bottom in 2019, the home feels fresh and inviting with its tasteful finishes and spacious, light-filled rooms. Relax on the large back deck or enjoy the peace of mind that comes with a brand-new septic system and well-maintained appliances. Because it has only been used as a seasonal getaway, the home is in immaculate shape. It’s more than a house; it’s a fresh start.

7. 2026-03-17
   listed $169,000 Active 539-char remark

   Show marketing remark (539 chars)

   Move right in and start living the dream! This beautifully updated 4-bedroom home offers effortless country living on an acre of land. Renovated from top to bottom in 2019, the home feels fresh and inviting with its tasteful finishes and spacious, light-filled rooms. Relax on the large back deck or enjoy the peace of mind that comes with a brand-new septic system and well-maintained appliances. Because it has only been used as a seasonal getaway, the home is in immaculate shape. It’s more than a house; it’s a fresh start.

8. 2025-10-21
   historical
9. 2025-09-19
   price $169,400
10. 2025-08-22
    price $169,900
11. 2025-07-14
    listed $175,000 Active
12. 2019-03-01
    soldstatus $65,000

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $1,303 · $109/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 D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $14,727
• − Mortgage interest: −$9,243
• − Property taxes: −$1,303
• − Insurance: −$825
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,800
• Taxable loss: −$3,800
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $35/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Castor

• Score: 57/100
• State rank: #327
• US rank: #22063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,761

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 11% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 3% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.59%
• Current HPI: 92.5771
• 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

+153.8% since first listed

8 events — show timeline

• 2026-05-19 Contingent — NTREIS
• 2026-04-04 Price Changed $165,000 NTREIS
• 2026-03-17 Listed $169,000 NTREIS
• 2025-10-21 Listing Removed — NTREIS
• 2025-09-19 Price Changed $169,400 NTREIS
• 2025-08-22 Price Changed $169,900 NTREIS
• 2025-07-14 Listed $175,000 NTREIS
• 2019-03-01 Sold (Public Records) $65,000 Public Records

Property tax history

+5.2%/yr

Latest (2024): $1,303 · +30.2% YoY. Source: county tax records.