608 W Fourth Ave W · Oberlin, LA 70655

$35,000

4 bd · 2.0 ba · 1,100 sqft · SingleFamily · 307 Days on market

Built 1978 8,276 sqft lot ↓ 19% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks

* * Investment Opportunity: Well-Maintained with Rental Income and Expansion Potential * * Discover a fantastic investment opportunity with this charming home, offering both immediate rental income and additional income potential. This property features 2-bedrooms, 1-bathroom, and provides comfortable living space to those currently occupying it. * * Current Income: * * $600 per month in rental income Home is well-maintained including a cozy living area, functional kitchen, and comfortable bedrooms. The property is situated in a desirable location with easy access to local amenities, and key business areas. This presents a unique chance to secure a property with reliable income while

Key facts

• Built 1978
• Listed 307 days

Property features AI

Finance

• Other: Total building area listed as 1100
• Financial info: Two rental units: each unit currently rents for $600 (total $1,200); Units are unfurnished

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property configured as an apartment; Single-story building
• Exterior features: Irregular lot on a city lot; Directions: North on Hwy 165, left on 4th Avenue, property on right

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 bathroom
• Interior features: City lot; Irregular lot

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#250 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 5733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.97% ✓
• Cap rate: 25.11%
• Cash-on-cash: 67.19%
• DSCR: 3.99
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 66.6%
• Equity multiple: 3.99×
• Total profit: $29,313
• Equity at exit: $5,219

10-year hold

• IRR: 70.8%
• Equity multiple: 8.21×
• Total profit: $70,668
• Equity at exit: $3,026

Cash invested: $9,800 (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 70655

• Home prices YoY: -6.2%
• Active inventory: 22
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$74 /mo · $889/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $549

Break-even live

Break-even rent $345

Max offer price $35,000

Occupancy floor 42%

Sensitivity live

Price	-10% $569	-5% $559	+0% $549	+5% $539	+10% $529
Rent	-10% $467	-5% $508	+0% $549	+5% $590	+10% $631
Rate	-1.0pp $566	-0.5pp $558	base $549	+0.5pp $540	+1.0pp $530

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $35,000 Active 307 DOM
2. 2026-06-18
   days on market $35,000 Active 305 DOM
3. 2026-06-17
   days on market $35,000 Active 304 DOM
4. 2026-06-16
   days on market $35,000 Active 303 DOM
5. 2026-06-15
   days on market $35,000 Active 302 DOM
6. 2026-06-13
   days on market $35,000 Active 300 DOM
7. 2026-06-12
   days on market $35,000 Active 299 DOM
8. 2026-06-09
   days on market $35,000 Active 296 DOM
9. 2026-06-08
   days on market $35,000 Active 295 DOM
10. 2026-06-07
    days on market $35,000 Active 294 DOM
11. 2026-06-07
    days on market $35,000 Active 293 DOM
12. 2026-06-04
    days on market $35,000 Active 290 DOM
13. 2026-06-02
    days on market $35,000 Active 289 DOM
14. 2026-06-01
    days on market $35,000 Active 288 DOM
15. 2026-05-31
    days on market $35,000 Active 287 DOM
16. 2026-05-31
    days on market $35,000 Active 286 DOM
17. 2026-01-31
    historical $600
18. 2025-11-07
    listed $600
19. 2025-09-18
    status Active
20. 2025-09-06
    status Pending
21. 2024-08-16
    listed $35,000 Active
22. 2014-06-23
    soldstatus $43,075

ⓘ 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: $889 · $74/mo
• Projected year-2 tax: $889 · $74/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $12,470
• − Mortgage interest: −$1,961
• − Property taxes: −$889
• − Insurance: −$175
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,018
• Taxable income: $6,432
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,041/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oberlin

• Score: 60/100
• State rank: #250
• US rank: #18808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, LA
• Population (ZIP): 2,892

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 30% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 9% Spanish 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.92%
• Current HPI: 90.2641
• 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

-18.7% since first listed

6 events — show timeline

• 2026-01-31 Rental Removed $600 TURBOTENANT
• 2025-11-07 Listed for Rent $600 TURBOTENANT
• 2025-09-18 Relisted — SWLAR
• 2025-09-06 Pending — SWLAR
• 2024-08-16 Listed $35,000 SWLAR
• 2014-06-23 Sold (Public Records) $43,075 Public Records

Property tax history

+0.7%/yr

Latest (2025): $889 · +0.1% YoY. Source: county tax records.