1201 Gains Ave · Ruston, LA 71270

$397,000

11 bd · 3.0 ba · 4,196 sqft · MultiFamily public records · 273 Days on market

Built 1960 0.49 ac lot $95/sqft · 111% above area

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +4.2/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investment Property with lots of potential! Two large units with plenty of parking. Unit #1 is 5 Bedroom/2 Bath and Unit #2 is 6 Bedroom/2 Bath. Zoned B4 Commercial Owner is a licensed Broker in Louisiana.

Key facts

• 0.49 acre lot
• 11 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 11-bed/3.0-bath multifamily listed at $397k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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 $342k (13.8% below list).
• Recommended offer: $342k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 276 active listings in the ZIP; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $3,423/mo this rent would consume 112% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $40k; list at $397k implies a 893% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $342,300 (13.8% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $155,508
• List price: $397,000
• Delta: 155.29%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.74×
• Total profit: $-28,494
• Equity at exit: $59,194

10-year hold

• IRR: 6.4%
• Equity multiple: 1.55×
• Total profit: $61,020
• Equity at exit: $34,325

Cash invested: $111,160 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 276
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$2,082
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $364

Break-even live

Break-even rent $2,962

Max offer price $397,000

Occupancy floor 84%

Sensitivity live

Price	-10% $589	-5% $476	+0% $364	+5% $252	+10% $139
Rent	-10% $94	-5% $229	+0% $364	+5% $499	+10% $634
Rate	-1.0pp $564	-0.5pp $465	base $364	+0.5pp $261	+1.0pp $157

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	5	2	$1,735
1× unit	6	2	$1,688
Total (2 units)			$3,423

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: $99,250
• Closing costs: $11,910
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $397,000 Active 273 DOM
2. 2026-06-18
   days on market $397,000 Active 272 DOM
3. 2026-06-17
   days on market $397,000 Active 271 DOM
4. 2026-06-16
   days on market $397,000 Active 270 DOM
5. 2026-06-15
   days on market $397,000 Active 269 DOM
6. 2026-06-14
   days on market $397,000 Active 267 DOM
7. 2026-06-12
   days on market $397,000 Active 266 DOM
8. 2026-06-09
   days on market $397,000 Active 263 DOM
9. 2026-06-08
   days on market $397,000 Active 262 DOM
10. 2026-06-07
    days on market $397,000 Active 261 DOM
11. 2026-06-05
    remarks 228-char remark
12. 2026-06-05
    days on market $397,000 Active 258 DOM
13. 2026-06-03
    days on market $397,000 Active 257 DOM
14. 2026-06-02
    days on market $397,000 Active 256 DOM
15. 2026-06-01
    days on market $397,000 Active 255 DOM
16. 2026-05-31
    days on market $397,000 Active 254 DOM
17. 2026-05-30
    days on market $397,000 Active 253 DOM
18. 2025-09-19
    listed $397,000 Active 206-char remark

    Show marketing remark (206 chars)

    Investment Property with lots of potential! Two large units with plenty of parking. Unit #1 is 5 Bedroom/2 Bath and Unit #2 is 6 Bedroom/2 Bath. Zoned B4 Commercial Owner is a licensed Broker in Louisiana.

19. 2023-09-01
    status Active
20. 2023-09-01
    price $310,000
21. 2023-08-24
    historical
22. 2023-08-04
    status Active
23. 2023-08-01
    historical
24. 2023-07-28
    price $314,000
25. 2023-01-23
    listed $314,899 Active
26. 2003-02-11
    soldstatus $40,000

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$1,070/yr (+$89/mo · 96.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $41,076
• − Mortgage interest: −$22,238
• − Property taxes: −$1,113
• − Insurance: −$1,985
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$11,549
• Taxable loss: −$2,382
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $4,940/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

+892.5% since first listed

9 events — show timeline

• 2025-09-19 Listed $397,000 NELABOR
• 2023-09-01 Relisted — NELABOR
• 2023-09-01 Price Changed $310,000 NELABOR
• 2023-08-24 Delisted — NELABOR
• 2023-08-04 Relisted — NELABOR
• 2023-08-01 Delisted — NELABOR
• 2023-07-28 Price Changed $314,000 NELABOR
• 2023-01-23 Listed $314,899 NELABOR
• 2003-02-11 Sold (Public Records) $40,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,113 · +0.0% YoY. Source: county tax records.