198 Connie Ln · Jonesville, LA 71343

$140,000

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 105 Days on market

Built 1960 2.04 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 +15.8/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Harrisonburg School District | Peaceful Country Living on 2+ Acres Tucked between Whitehall and Harrisonburg, this 3-bedroom home on 2.04 acres offers the quiet country lifestyle so many buyers are searching for. Surrounded by open space and calm countryside, it's the kind of place where evenings are slower and there's plenty of room to enjoy the outdoors. Inside, the home features a large, welcoming living area centered around a cozy gas fireplace, creating the perfect gathering space for family and friends. The kitchen offers abundant cabinetry and a gas stove, making everyday cooking easy and practical. Recent updates like an on-demand water heater and updated HVAC system add comfort and efficiency, while the attached carport and storage/workspace provide extra functionality. With open acreage, privacy, and a location in the Harrisonburg School District, this property offers the space and peaceful setting that make country living so special.

Key facts

• Cozy gas fireplace
• Attached carport
• Updated hvac system

Tags

• OUTDOOR LIVING
• COZY GAS FIREPLACE
• TONS OF CABINET STORAGE
• ON-DEMAND WATER HEATER
• UPDATED HVAC SYSTEM
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $63 ($761/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 (19.0% below list).
• Recommended offer: $113k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#170 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($968 loan paydown + $10k appreciation (7.3% local appreciation)).
• Catahoula County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $70k; list at $140k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,450 (19.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 19% 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. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.42×
• Total profit: $55,708
• Equity at exit: $100,045

10-year hold

• IRR: 18.7%
• Equity multiple: 5.04×
• Total profit: $158,541
• Equity at exit: $192,850

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 71343

• Home prices YoY: 8.4%
• Active inventory: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $63

Break-even live

Break-even rent $1,054

Max offer price $140,000

Occupancy floor 89%

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: —

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 105 DOM
2. 2026-06-17
   days on market $140,000 Active 104 DOM
3. 2026-06-16
   days on market $140,000 Active 103 DOM
4. 2026-06-15
   days on market $140,000 Active 102 DOM
5. 2026-06-13
   days on market $140,000 Active 100 DOM
6. 2026-06-12
   days on market $140,000 Active 99 DOM
7. 2026-06-09
   days on market $140,000 Active 96 DOM
8. 2026-06-08
   days on market $140,000 Active 95 DOM
9. 2026-06-07
   days on market $140,000 Active 94 DOM
10. 2026-06-07
    days on market $140,000 Active 93 DOM
11. 2026-06-04
    days on market $140,000 Active 90 DOM
12. 2026-06-02
    days on market $140,000 Active 89 DOM
13. 2026-06-01
    days on market $140,000 Active 88 DOM
14. 2026-05-31
    days on market $140,000 Active 87 DOM
15. 2026-05-31
    days on market $140,000 Active 86 DOM
16. 2026-05-05
    price $140,000 958-char remark

    Show marketing remark (958 chars)

    Harrisonburg School District | Peaceful Country Living on 2+ Acres Tucked between Whitehall and Harrisonburg, this 3-bedroom home on 2.04 acres offers the quiet country lifestyle so many buyers are searching for. Surrounded by open space and calm countryside, it's the kind of place where evenings are slower and there's plenty of room to enjoy the outdoors. Inside, the home features a large, welcoming living area centered around a cozy gas fireplace, creating the perfect gathering space for family and friends. The kitchen offers abundant cabinetry and a gas stove, making everyday cooking easy and practical. Recent updates like an on-demand water heater and updated HVAC system add comfort and efficiency, while the attached carport and storage/workspace provide extra functionality. With open acreage, privacy, and a location in the Harrisonburg School District, this property offers the space and peaceful setting that make country living so special.

17. 2026-04-01
    status Active 958-char remark

    Show marketing remark (958 chars)

    Harrisonburg School District | Peaceful Country Living on 2+ Acres Tucked between Whitehall and Harrisonburg, this 3-bedroom home on 2.04 acres offers the quiet country lifestyle so many buyers are searching for. Surrounded by open space and calm countryside, it's the kind of place where evenings are slower and there's plenty of room to enjoy the outdoors. Inside, the home features a large, welcoming living area centered around a cozy gas fireplace, creating the perfect gathering space for family and friends. The kitchen offers abundant cabinetry and a gas stove, making everyday cooking easy and practical. Recent updates like an on-demand water heater and updated HVAC system add comfort and efficiency, while the attached carport and storage/workspace provide extra functionality. With open acreage, privacy, and a location in the Harrisonburg School District, this property offers the space and peaceful setting that make country living so special.

18. 2026-03-29
    status Pending 958-char remark

    Show marketing remark (958 chars)

    Harrisonburg School District | Peaceful Country Living on 2+ Acres Tucked between Whitehall and Harrisonburg, this 3-bedroom home on 2.04 acres offers the quiet country lifestyle so many buyers are searching for. Surrounded by open space and calm countryside, it's the kind of place where evenings are slower and there's plenty of room to enjoy the outdoors. Inside, the home features a large, welcoming living area centered around a cozy gas fireplace, creating the perfect gathering space for family and friends. The kitchen offers abundant cabinetry and a gas stove, making everyday cooking easy and practical. Recent updates like an on-demand water heater and updated HVAC system add comfort and efficiency, while the attached carport and storage/workspace provide extra functionality. With open acreage, privacy, and a location in the Harrisonburg School District, this property offers the space and peaceful setting that make country living so special.

19. 2026-03-02
    listed $145,500 Active 958-char remark

    Show marketing remark (958 chars)

    Harrisonburg School District | Peaceful Country Living on 2+ Acres Tucked between Whitehall and Harrisonburg, this 3-bedroom home on 2.04 acres offers the quiet country lifestyle so many buyers are searching for. Surrounded by open space and calm countryside, it's the kind of place where evenings are slower and there's plenty of room to enjoy the outdoors. Inside, the home features a large, welcoming living area centered around a cozy gas fireplace, creating the perfect gathering space for family and friends. The kitchen offers abundant cabinetry and a gas stove, making everyday cooking easy and practical. Recent updates like an on-demand water heater and updated HVAC system add comfort and efficiency, while the attached carport and storage/workspace provide extra functionality. With open acreage, privacy, and a location in the Harrisonburg School District, this property offers the space and peaceful setting that make country living so special.

20. 2003-01-30
    soldstatus $70,350

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$286/yr (+$24/mo · 59.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 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: $13,614
• − Mortgage interest: −$7,842
• − Property taxes: −$484
• − Insurance: −$700
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$4,073
• Taxable loss: −$1,663
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,160/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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Jonesville

• Score: 64/100
• State rank: #170
• US rank: #14228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,571

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 29%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 94.0492
• 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

+99.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $140,000 AcadianaMLS
• 2026-04-01 Relisted — AcadianaMLS
• 2026-03-29 Pending — AcadianaMLS
• 2026-03-02 Listed $145,500 AcadianaMLS
• 2003-01-30 Sold (Public Records) $70,350 Public Records

Property tax history

-3.3%/yr

Latest (2025): $484 · +0.0% YoY. Source: county tax records.