521 Willow Dr · Cottonport, LA 71327

$109,900

4 bd · 2.0 ba · 1,637 sqft · SingleFamily · 8 Days on market

Built 1980 0.26 ac lot

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Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +6.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

Key facts

• Fresh paint
• New flooring
• 0.26 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• FRESH PAINT
• NEW FLOORING

Property features AI

Exterior

• Home design: Single family residence
• Construction: Wood siding and brick exterior; Metal roof
• Exterior features: Covered patio/porch; Chain link fencing; Other fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 59/100 on livability (#272 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: health & safety C-, schools F, amenities F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 20 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $3k appreciation (2.4% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $32k; list at $110k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $40,925
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Longbridge Rd	0.47mi	3/2.0 (-1)	1,427 (-13%)	2mo	$35,000	$25	50

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

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.88×
• Total profit: $27,084
• Equity at exit: $45,421

10-year hold

• IRR: 18.1%
• Equity multiple: 3.49×
• Total profit: $76,491
• Equity at exit: $67,038

Cash invested: $30,772 (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 71327

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $277

Break-even live

Break-even rent $868

Max offer price $109,900

Occupancy floor 72%

Sensitivity live

Price	-10% $339	-5% $308	+0% $277	+5% $246	+10% $215
Rent	-10% $181	-5% $229	+0% $277	+5% $325	+10% $373
Rate	-1.0pp $332	-0.5pp $305	base $277	+0.5pp $248	+1.0pp $219

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   listed $109,900 Active
3. 2026-04-03
   soldstatus $32,000 Sold 121-char remark

   Show marketing remark (121 chars)

   4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

4. 2026-03-04
   status Pending 121-char remark

   Show marketing remark (121 chars)

   4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

5. 2025-12-23
   price $43,740 121-char remark

   Show marketing remark (121 chars)

   4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

6. 2025-10-14
   price $48,600 121-char remark

   Show marketing remark (121 chars)

   4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

7. 2025-10-10
   listed $54,000 Active 121-char remark

   Show marketing remark (121 chars)

   4 bedroom 2 bath home on 0.26 ac lot. Fenced in backyard. Fixer upper! All information assumed correct but not guaranteed

8. 2025-09-08
   price $54,000
9. 2025-09-04
   price $56,559
10. 2025-08-04
    price $56,599
11. 2025-07-01
    price $62,843
12. 2025-05-12
    price $69,875
13. 2025-04-11
    listed $73,500 Active
14. 2016-01-14
    soldstatus $101,500
15. 2015-08-26
    listed $104,900
16. 2015-02-12
    listed $110,000
17. 2013-10-24
    listed $110,000
18. 2013-10-07
    listed $115,000
19. 2006-12-20
    soldstatus
20. 2006-08-03
    listed $89,500

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/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 70% 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 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: $14,621
• − Mortgage interest: −$6,156
• − Property taxes: −$764
• − Insurance: −$550
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,197
• Taxable income: $1,615
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $2,934/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Cottonport

• Score: 59/100
• State rank: #272
• US rank: #19797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottonport, LA
• Population (ZIP): 6,100

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.35%
• Current HPI: 92.0693
• 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

+22.8% since first listed

20 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-05-12 Listed $109,900 AcadianaMLS
• 2026-04-03 Sold (MLS) $32,000 AcadianaMLS
• 2026-03-04 Pending — AcadianaMLS
• 2025-12-23 Price Changed $43,740 AcadianaMLS
• 2025-10-14 Price Changed $48,600 AcadianaMLS
• 2025-10-10 Listed $54,000 AcadianaMLS
• 2025-09-08 Price Changed $54,000 AcadianaMLS
• 2025-09-04 Price Changed $56,559 AcadianaMLS
• 2025-08-04 Price Changed $56,599 AcadianaMLS
• 2025-07-01 Price Changed $62,843 AcadianaMLS
• 2025-05-12 Price Changed $69,875 AcadianaMLS
• 2025-04-11 Listed $73,500 AcadianaMLS
• 2016-01-14 Sold (Public Records) $101,500 Public Records
• 2015-08-26 Listed $104,900 AcadianaMLS
• 2015-02-12 Listed $110,000 AcadianaMLS
• 2013-10-24 Listed $110,000 AcadianaMLS
• 2013-10-07 Listed $115,000 AcadianaMLS
• 2006-12-20 Sold (Public Records) — Public Records
• 2006-08-03 Listed $89,500 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $764 · +12.4% YoY. Source: county tax records.