205 Adams St · Banks Springs, LA 71418

$125,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 14 Days on market

Built 1981 1.00 ac lot Est $230k · 46% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Former church Parsonage For Sale in Columbia. Priced to Sell.

Key facts

• 1 acre lot
• 2 garage spots
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $113k (9.2% below list).
• Recommended offer: $113k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#388 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, health & safety D, schools F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (4.2% local appreciation)).
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,483 (9.2% below list)

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: 0.91% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $229,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Adams St	0.05mi	3/2.0	1,671 (-4%)	19mo	$220,000	$132	75
7218 Highway 165	0.17mi	3/2.5	1,674 (-4%)	15mo	$101,500	$61	71

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

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.83×
• Total profit: $29,207
• Equity at exit: $64,445

10-year hold

• IRR: 14.9%
• Equity multiple: 3.45×
• Total profit: $85,847
• Equity at exit: $106,267

Cash invested: $35,000 (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 71418

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $101

Break-even live

Break-even rent $1,007

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $172	-5% $136	+0% $101	+5% $66	+10% $30
Rent	-10% $11	-5% $56	+0% $101	+5% $146	+10% $191
Rate	-1.0pp $164	-0.5pp $133	base $101	+0.5pp $69	+1.0pp $36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-01-06
   status Pending
2. 2025-12-30
   listed $125,000
3. 2025-12-15
   listed $125,000 Active

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 17 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: $13,618
• − Mortgage interest: −$7,002
• − Property taxes: −$1,056
• − Insurance: −$625
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,636
• Taxable loss: −$880
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $1,422/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Banks Springs

• Score: 53/100
• State rank: #388
• US rank: #24242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Banks Springs, LA
• Population (ZIP): 5,351

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Estonian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 140.9489
• 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

+0.0% since first listed

3 events — show timeline

• 2026-01-06 Pending — NELABOR
• 2025-12-30 Listed $125,000 AcadianaMLS
• 2025-12-15 Listed $125,000 NELABOR

Property tax history

+0.5%/yr

Latest (2024): $1,056 · -2.8% YoY. Source: county tax records.