1414 Green St · Franklinton, LA 70438

$140,000

4 bd · 2.0 ba · 2,320 sqft · SingleFamily · 72 Days on market

Built 1979 0.64 ac lot $60/sqft · 40% below area Est $232k · 40% under ↓ 12% since listing

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (.64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

Key facts

• Huge yard
• Galley kitchen
• Vaulted ceiling

Tags

• HUGE TREE SHADED LOT
• VAULTED CEILING
• WOOD BURNING FIREPLACE
• GALLEY KITCHEN
• SECLUDED DEN
• HUGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $55 ($655/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 $115k (17.9% below list).
• Recommended offer: $115k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.5% in Franklinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 246 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000 (17.9% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $231,545
• List price: $140,000
• Delta: -39.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Main St	0.05mi	3/2.5 (-1)	2,311 (-0%)	21mo	$276,000	$119	72
1807 12th Ave	0.39mi	4/2.0	2,359 (+2%)	10mo	$265,000	$112	71
1129 15th Ave	0.53mi	4/2.0	2,008 (-13%)	19mo	$109,000	$54	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-19,260
• Equity at exit: $20,874

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-12,506
• Equity at exit: $12,105

Cash invested: $39,200 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 246
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $55

Break-even live

Break-even rent $1,081

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $94	+0% $55	+5% $15	+10% $-25
Rent	-10% $-36	-5% $9	+0% $55	+5% $100	+10% $145
Rate	-1.0pp $125	-0.5pp $90	base $55	+0.5pp $18	+1.0pp $-19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23543 Ellis Lee Rd Franklinton, LA	3.0	1.0	1703	$1,150	$0.68	24d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 72 DOM
2. 2026-06-18
   days on market $140,000 Active 69 DOM
3. 2026-06-17
   days on market $140,000 Active 68 DOM
4. 2026-06-16
   days on market $140,000 Active 67 DOM
5. 2026-06-15
   days on market $140,000 Active 66 DOM
6. 2026-06-13
   days on market $140,000 Active 64 DOM
7. 2026-06-10
   days on market $140,000 Active 61 DOM
8. 2026-06-09
   days on market $140,000 Active 60 DOM
9. 2026-06-08
   days on market $140,000 Active 59 DOM
10. 2026-06-07
    days on market $140,000 Active 58 DOM
11. 2026-06-03
    days on market $140,000 Active 54 DOM
12. 2026-06-02
    days on market $140,000 Active 53 DOM
13. 2026-06-01
    days on market $140,000 Active 52 DOM
14. 2026-05-31
    days on market $140,000 Active 51 DOM
15. 2026-05-14
    price $140,000 522-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

16. 2026-05-14
    price $140,000 523-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

17. 2026-04-29
    status Active 522-char remark

    Show marketing remark (522 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (.64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

18. 2026-04-28
    status Active 523-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

19. 2026-04-18
    status Pending 522-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

20. 2026-04-18
    historical Active Under Contract 523-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

21. 2026-04-09
    listed $160,000 Active 522-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

22. 2026-04-09
    listed $160,000 Active 523-char remark

    Show marketing remark (523 chars)

    Resting on a dead-end street this spacious family home (over 2300 sq. ft, living) sits on a huge (. 64 acre) tree shaded lot, in the middle of town. The large living room features a vaulted ceiling and a wood burning fireplace. A galley kitchen connects the living and dining areas. A secluded den, four bedrooms and two bathrooms gives plenty space for the entire family. The huge yard boast a shed, plenty of room to play, and even has a MAYHAW orchard. Bring your imagination and with a little TLC this could be the one.

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$33/yr (+$3/mo · 4.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $13,800
• − Mortgage interest: −$7,842
• − Property taxes: −$737
• − Insurance: −$700
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,073
• Taxable loss: −$1,759
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $1,078/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklinton, LA
• Population (ZIP): 19,935

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.73%
• Current HPI: 191.4762
• 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

-12.5% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $140,000 AcadianaMLS
• 2026-05-14 Price Changed $140,000 GSREIN
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GSREIN
• 2026-04-18 Pending — AcadianaMLS
• 2026-04-18 Contingent — GSREIN
• 2026-04-09 Listed $160,000 GSREIN
• 2026-04-09 Listed $160,000 AcadianaMLS

Property tax history

-1.5%/yr

Latest (2025): $737 · +0.4% YoY. Source: county tax records.