414 Iowa Ave · Lake Arthur, LA 70549

$62,900

2 bd · 2.0 ba · 1,574 sqft · SingleFamily · 266 Days on market

Built 1910 0.32 ac lot $40/sqft · 31% below area Est $92k · 31% under ↓ 26% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.8/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

Key facts

• Piece of history
• Pecky cypress
• 12 foot ceilings

Tags

• 12 FOOT CEILINGS
• PECKY CYPRESS
• PIECE OF HISTORY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#99 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $176 of equity ($435 loan paydown + $-259 appreciation (-0.4% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.50% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $91,745
• List price: $62,900
• Delta: -31.44%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Arthur Ave	0.37mi	2/1.5	1,660 (+6%)	9mo	$100,000	$60	64
532 Kellogg Ave	0.41mi	3/2.0 (+1)	1,511 (-4%)	12mo	$85,000	$56	59
425 New Orleans Ave	0.06mi	3/2.0 (+1)	1,349 (-14%)	22mo	$185,000	$137	50
226 Arthur Ave	0.36mi	2/3.0	1,772 (+13%)	15mo	$75,000	$42	46
716 Arthur Ave	0.62mi	3/2.0 (+1)	1,350 (-14%)	2mo	$58,200	$43	41
209 Mill Ave	0.49mi	3/1.5 (+1)	1,400 (-11%)	16mo	$45,000	$32	39
116 Magnolia St	0.49mi	3/1.5 (+1)	1,384 (-12%)	23mo	$105,000	$76	31

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

Projected returns pro-forma

-0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.85×
• Total profit: $14,985
• Equity at exit: $16,981

10-year hold

• IRR: 22.9%
• Equity multiple: 3.46×
• Total profit: $43,274
• Equity at exit: $19,414

Cash invested: $17,612 (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 70549

• Home prices YoY: -0.3%
• Active inventory: 10
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $283

Break-even live

Break-even rent $589

Max offer price $62,900

Occupancy floor 65%

Sensitivity live

Price	-10% $318	-5% $300	+0% $283	+5% $265	+10% $247
Rent	-10% $208	-5% $245	+0% $283	+5% $320	+10% $357
Rate	-1.0pp $314	-0.5pp $299	base $283	+0.5pp $266	+1.0pp $250

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   status Pending 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

2. 2026-04-30
   price $62,900 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

3. 2026-03-23
   status Active 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

4. 2026-03-11
   status Pending 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

5. 2026-01-05
   price $65,990 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

6. 2025-12-04
   price $66,990 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

7. 2025-10-28
   price $67,490 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

8. 2025-09-15
   price $69,000 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

9. 2025-09-09
   price $79,400 530-char remark

   Show marketing remark (530 chars)

   With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

10. 2025-08-15
    listed $84,900 Active 530-char remark

    Show marketing remark (530 chars)

    With its 12-foot ceilings and pecky cypress this home has some wonderful features! Built in 1910, grab a piece of history in the quaint community of Lake Arthur. This home has unlimited potential as a primary residence, an investment property or even a hunting camp! Home is being sold as is, seller will make no repairs. Cash, Conventional or construction loans are the most likely financing options. Schedule your showing today! All measurements are m/l. Seller is offering $2,000 to buyer closing cost with an acceptable offer.

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $510 · $43/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $11,357
• − Mortgage interest: −$3,523
• − Property taxes: −$510
• − Insurance: −$1,112
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,830
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,776/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Lake Arthur

• Score: 68/100
• State rank: #99
• US rank: #9980

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Arthur, LA
• Population (ZIP): 3,580

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 25% Slovak 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.41%
• Current HPI: 128.4869
• 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

-25.9% since first listed

10 events — show timeline

• 2026-05-20 Pending — SWLAR
• 2026-04-30 Price Changed $62,900 SWLAR
• 2026-03-23 Relisted — SWLAR
• 2026-03-11 Pending — SWLAR
• 2026-01-05 Price Changed $65,990 SWLAR
• 2025-12-04 Price Changed $66,990 SWLAR
• 2025-10-28 Price Changed $67,490 SWLAR
• 2025-09-15 Price Changed $69,000 SWLAR
• 2025-09-09 Price Changed $79,400 SWLAR
• 2025-08-15 Listed $84,900 SWLAR

Property tax history

+1.7%/yr

Latest (2025): $510 · +0.2% YoY. Source: county tax records.