204 Frances Ave · Sterlington, LA 71280

$189,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 67 Days on market

Built 1985 7,840 sqft lot $133/sqft · 37% above area Est $140k · 35% over

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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 +18.0/30.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bath home located in the Sterlington school zone! This move-in ready property offers a fantastic floor plan with a spacious primary suite featuring a private bath and walk-in closet. The kitchen showcases granite countertops and flows seamlessly into the main living areas—perfect for everyday living and entertaining. You’ll also love the plantation shutters, tankless water heater, and thoughtful updates throughout. Step outside to enjoy the covered patio, ideal for gatherings, along with a fully fenced backyard, storage building, and two separate driveways for added convenience. Located just minutes from the park and the Ouachita River boat launch, this home offers both comfort and lifestyle. Bonus for the new owner: all wall-mounted TVs plus the washer and dryer will remain! Make your appointment today!

Key facts

• Plantation shutters
• Covered patio
• Updated home

Tags

• UPDATED HOME
• SPACIOUS PRIMARY SUITE
• GRANITE COUNTERTOPS
• PLANTATION SHUTTERS
• TANKLESS WATER HEATER
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $176k (7.0% below list).
• Recommended offer: $176k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.2% in Sterlington — 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 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety D, amenities F, commute F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 67 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $130k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 71% 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 $175,811 (7.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 7% 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 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?
5. 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?
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: 0.93% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $140,453
• List price: $189,000
• Delta: 34.56%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Davis Ave	0.19mi	3/2.0	1,418 (-1%)	6mo	$115,000	$81	85
311 Davis Ave	0.19mi	3/1.0	1,364 (-4%)	17mo	$149,000	$109	66
102 Rogers Ave	0.25mi	3/2.0	1,218 (-15%)	8mo	$167,900	$138	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.14×
• Total profit: $113,326
• Equity at exit: $170,266

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $325,490
• Equity at exit: $367,185

Cash invested: $52,920 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $164

Break-even live

Break-even rent $1,551

Max offer price $189,000

Occupancy floor 86%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-18
   status Pending 861-char remark

   Show marketing remark (861 chars)

   Beautifully updated 3-bedroom, 2-bath home located in the Sterlington school zone! This move-in ready property offers a fantastic floor plan with a spacious primary suite featuring a private bath and walk-in closet. The kitchen showcases granite countertops and flows seamlessly into the main living areas—perfect for everyday living and entertaining. You’ll also love the plantation shutters, tankless water heater, and thoughtful updates throughout. Step outside to enjoy the covered patio, ideal for gatherings, along with a fully fenced backyard, storage building, and two separate driveways for added convenience. Located just minutes from the park and the Ouachita River boat launch, this home offers both comfort and lifestyle. Bonus for the new owner: all wall-mounted TVs plus the washer and dryer will remain! Make your appointment today!

2. 2026-04-07
   price $189,000 861-char remark

   Show marketing remark (861 chars)

   Beautifully updated 3-bedroom, 2-bath home located in the Sterlington school zone! This move-in ready property offers a fantastic floor plan with a spacious primary suite featuring a private bath and walk-in closet. The kitchen showcases granite countertops and flows seamlessly into the main living areas—perfect for everyday living and entertaining. You’ll also love the plantation shutters, tankless water heater, and thoughtful updates throughout. Step outside to enjoy the covered patio, ideal for gatherings, along with a fully fenced backyard, storage building, and two separate driveways for added convenience. Located just minutes from the park and the Ouachita River boat launch, this home offers both comfort and lifestyle. Bonus for the new owner: all wall-mounted TVs plus the washer and dryer will remain! Make your appointment today!

3. 2026-03-11
   listed $195,000 Active 861-char remark

   Show marketing remark (861 chars)

   Beautifully updated 3-bedroom, 2-bath home located in the Sterlington school zone! This move-in ready property offers a fantastic floor plan with a spacious primary suite featuring a private bath and walk-in closet. The kitchen showcases granite countertops and flows seamlessly into the main living areas—perfect for everyday living and entertaining. You’ll also love the plantation shutters, tankless water heater, and thoughtful updates throughout. Step outside to enjoy the covered patio, ideal for gatherings, along with a fully fenced backyard, storage building, and two separate driveways for added convenience. Located just minutes from the park and the Ouachita River boat launch, this home offers both comfort and lifestyle. Bonus for the new owner: all wall-mounted TVs plus the washer and dryer will remain! Make your appointment today!

4. 2020-07-20
   soldstatus 577-char remark

   Show marketing remark (577 chars)

   This is freshly remodeled 3 bedroom/ 2 bath home is located in the Sterlington School Zone! The home features a great floor plan and large rooms, with new paint, flooring, and fixtures throughout. It has a new HVAC, new tankless water heater, granite countertops, and new stainless steel appliances! The Master suite has a large walk-in closet and its own bathroom. The exterior shines with newly painted brick and fresh landscaping, plus a spacious fenced-in backyard! It's tough to find a fully updated home in this price range. Schedule a private showing today! Owner/Agent.

5. 2020-07-20
   soldstatus $129,900

   Show marketing remark (577 chars)

   This is freshly remodeled 3 bedroom/ 2 bath home is located in the Sterlington School Zone! The home features a great floor plan and large rooms, with new paint, flooring, and fixtures throughout. It has a new HVAC, new tankless water heater, granite countertops, and new stainless steel appliances! The Master suite has a large walk-in closet and its own bathroom. The exterior shines with newly painted brick and fresh landscaping, plus a spacious fenced-in backyard! It's tough to find a fully updated home in this price range. Schedule a private showing today! Owner/Agent.

6. 2020-04-16
   listed $129,900 577-char remark

   Show marketing remark (577 chars)

   This is freshly remodeled 3 bedroom/ 2 bath home is located in the Sterlington School Zone! The home features a great floor plan and large rooms, with new paint, flooring, and fixtures throughout. It has a new HVAC, new tankless water heater, granite countertops, and new stainless steel appliances! The Master suite has a large walk-in closet and its own bathroom. The exterior shines with newly painted brick and fresh landscaping, plus a spacious fenced-in backyard! It's tough to find a fully updated home in this price range. Schedule a private showing today! Owner/Agent.

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $21,097
• − Mortgage interest: −$10,587
• − Property taxes: −$1,866
• − Insurance: −$945
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$5,498
• Taxable loss: −$1,174
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $2,244/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterlington, LA
• Population (ZIP): 4,999

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.14%
• Current HPI: 283.4492
• 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

+45.5% since first listed

6 events — show timeline

• 2026-05-18 Pending — NELABOR
• 2026-04-07 Price Changed $189,000 NELABOR
• 2026-03-11 Listed $195,000 NELABOR
• 2020-07-20 Sold (Public Records) $129,900 Public Records
• 2020-07-20 Sold (MLS) — NELABOR
• 2020-04-16 Listed $129,900 NELABOR

Property tax history

+6.2%/yr

Latest (2025): $1,866 · -0.7% YoY. Source: county tax records.