1898 Highway 65 · Ferriday, LA 71334

$55,000

3 bd · 2.0 ba · 1,735 sqft · SingleFamily · 215 Days on market

1.75 ac lot $32/sqft · 77% below area ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

Key facts

• Rural living
• Two living areas
• 1.75 acre lot

Tags

• TWO LIVING AREAS
• RURAL LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#215 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools D+, crime D+.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $3k appreciation (5.8% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.57%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $240,560
• List price: $55,000
• Delta: -77.14%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.9%
• Equity multiple: 4.20×
• Total profit: $49,336
• Equity at exit: $34,015

10-year hold

• IRR: 48.0%
• Equity multiple: 8.71×
• Total profit: $118,670
• Equity at exit: $61,208

Cash invested: $15,400 (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 71334

• Home prices YoY: 5.7%
• Active inventory: 43
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $533

Break-even live

Break-even rent $458

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $565	-5% $549	+0% $533	+5% $518	+10% $502
Rent	-10% $444	-5% $489	+0% $533	+5% $578	+10% $623
Rate	-1.0pp $561	-0.5pp $547	base $533	+0.5pp $519	+1.0pp $505

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-05
   price $55,000 480-char remark

   Show marketing remark (480 chars)

   Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

2. 2026-02-24
   price $65,000 480-char remark

   Show marketing remark (480 chars)

   Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

3. 2026-01-29
   price $70,000 480-char remark

   Show marketing remark (480 chars)

   Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

4. 2026-01-01
   price $75,000 480-char remark

   Show marketing remark (480 chars)

   Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

5. 2025-10-23
   listed $80,000 Active 480-char remark

   Show marketing remark (480 chars)

   Looking for a little peace and quiet? This three-bedroom, two-bath home sits on nearly 2 acres of beautiful country land just outside Ferriday. With two living areas, there’s plenty of room to spread out and make this house your own. Whether you’re an investor, a DIY enthusiast, or simply ready to create your dream country retreat, this property offers endless potential. Enjoy the privacy of rural living while still being just a short drive from town conveniences.

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $607 · $51/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,601
• − Mortgage interest: −$3,081
• − Property taxes: −$607
• − Insurance: −$275
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,600
• Taxable income: $5,862
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $4,995/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Ferriday

• Score: 62/100
• State rank: #215
• US rank: #16581

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,382

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 54% White 40% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 108.4427
• 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

-31.2% since first listed

5 events — show timeline

• 2026-04-05 Price Changed $55,000 NELABOR
• 2026-02-24 Price Changed $65,000 NELABOR
• 2026-01-29 Price Changed $70,000 NELABOR
• 2026-01-01 Price Changed $75,000 NELABOR
• 2025-10-23 Listed $80,000 NELABOR

Property tax history

+0.2%/yr

Latest (2025): $607 · +0.5% YoY. Source: county tax records.