308 Main St · Lacassine, LA 70650

$120,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily · 266 Days on market

Built 1960 Fair condition 0.88 ac lot $92/sqft · 42% below area Est $205k · 42% under ↓ 27% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This enchanting home, nestled in the heart of Lacassine, offers the perfect blend of comfort and convenience. Imagine waking up and taking a short, leisurely stroll to the nearby school, making morning routines a breeze. Situated on a generous plot of just under an acre, this property provides ample space for both indoor and outdoor enjoyment. Step inside and discover a spacious kitchen area, ideal for culinary adventures and entertaining guests. The home also boasts a large master bedroom, providing a serene sanctuary for relaxation. Every corner of this residence exudes a charming appeal, making it a truly adorable place to call home. The expansive backyard is a true highlight, offering endless possibilities for outdoor living. Whether you envision lively gatherings, a thriving garden, or a safe play area for pets and children, this huge space can accommodate it all. This property truly embodies the essence of comfortable, community-centric living in Lacassine.

Key facts

• Generous plot
• Expansive backyard
• 0.88 acre lot

Tags

• SPACIOUS KITCHEN AREA
• EXPANSIVE BACKYARD
• GENEROUS PLOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-5 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.1% below list).
• Recommended offer: $104k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#453 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, schools 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: 5 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 $4k of equity ($830 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,280 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
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 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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $205,325
• List price: $120,000
• Delta: -41.56%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Dugas St	0.16mi	2/2.0	1,149 (-12%)	11mo	$100,000	$87	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.42×
• Total profit: $14,122
• Equity at exit: $53,957

10-year hold

• IRR: 10.1%
• Equity multiple: 2.51×
• Total profit: $50,804
• Equity at exit: $83,154

Cash invested: $33,600 (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 70650

• Active inventory: 5
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-5

Break-even live

Break-even rent $1,050

Max offer price $119,207

Occupancy floor 96%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   status $120,000 Pending 266 DOM
2. 2026-06-10
   days on market $120,000 Active 266 DOM
3. 2026-06-09
   days on market $120,000 Active 265 DOM
4. 2026-06-08
   days on market $120,000 Active 264 DOM
5. 2026-06-07
   days on market $120,000 Active 263 DOM
6. 2026-06-02
   days on market $120,000 Active 258 DOM
7. 2026-06-01
   days on market $120,000 Active 257 DOM
8. 2026-05-31
   days on market $120,000 Active 256 DOM
9. 2026-05-30
   days on market $120,000 Active 255 DOM
10. 2026-05-12
    price $120,000 977-char remark

    Show marketing remark (977 chars)

    This enchanting home, nestled in the heart of Lacassine, offers the perfect blend of comfort and convenience. Imagine waking up and taking a short, leisurely stroll to the nearby school, making morning routines a breeze. Situated on a generous plot of just under an acre, this property provides ample space for both indoor and outdoor enjoyment. Step inside and discover a spacious kitchen area, ideal for culinary adventures and entertaining guests. The home also boasts a large master bedroom, providing a serene sanctuary for relaxation. Every corner of this residence exudes a charming appeal, making it a truly adorable place to call home. The expansive backyard is a true highlight, offering endless possibilities for outdoor living. Whether you envision lively gatherings, a thriving garden, or a safe play area for pets and children, this huge space can accommodate it all. This property truly embodies the essence of comfortable, community-centric living in Lacassine.

11. 2026-03-31
    price $135,000 977-char remark

    Show marketing remark (977 chars)

    This enchanting home, nestled in the heart of Lacassine, offers the perfect blend of comfort and convenience. Imagine waking up and taking a short, leisurely stroll to the nearby school, making morning routines a breeze. Situated on a generous plot of just under an acre, this property provides ample space for both indoor and outdoor enjoyment. Step inside and discover a spacious kitchen area, ideal for culinary adventures and entertaining guests. The home also boasts a large master bedroom, providing a serene sanctuary for relaxation. Every corner of this residence exudes a charming appeal, making it a truly adorable place to call home. The expansive backyard is a true highlight, offering endless possibilities for outdoor living. Whether you envision lively gatherings, a thriving garden, or a safe play area for pets and children, this huge space can accommodate it all. This property truly embodies the essence of comfortable, community-centric living in Lacassine.

12. 2025-10-27
    price $155,000 977-char remark

    Show marketing remark (977 chars)

    This enchanting home, nestled in the heart of Lacassine, offers the perfect blend of comfort and convenience. Imagine waking up and taking a short, leisurely stroll to the nearby school, making morning routines a breeze. Situated on a generous plot of just under an acre, this property provides ample space for both indoor and outdoor enjoyment. Step inside and discover a spacious kitchen area, ideal for culinary adventures and entertaining guests. The home also boasts a large master bedroom, providing a serene sanctuary for relaxation. Every corner of this residence exudes a charming appeal, making it a truly adorable place to call home. The expansive backyard is a true highlight, offering endless possibilities for outdoor living. Whether you envision lively gatherings, a thriving garden, or a safe play area for pets and children, this huge space can accommodate it all. This property truly embodies the essence of comfortable, community-centric living in Lacassine.

13. 2025-09-17
    listed $165,000 Active 977-char remark

    Show marketing remark (977 chars)

    This enchanting home, nestled in the heart of Lacassine, offers the perfect blend of comfort and convenience. Imagine waking up and taking a short, leisurely stroll to the nearby school, making morning routines a breeze. Situated on a generous plot of just under an acre, this property provides ample space for both indoor and outdoor enjoyment. Step inside and discover a spacious kitchen area, ideal for culinary adventures and entertaining guests. The home also boasts a large master bedroom, providing a serene sanctuary for relaxation. Every corner of this residence exudes a charming appeal, making it a truly adorable place to call home. The expansive backyard is a true highlight, offering endless possibilities for outdoor living. Whether you envision lively gatherings, a thriving garden, or a safe play area for pets and children, this huge space can accommodate it all. This property truly embodies the essence of comfortable, community-centric living in Lacassine.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 20 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: $12,514
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,491
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $439/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This home requires moderate updates to the kitchen and bathroom, as well as some landscaping improvements. The overall condition is fair, with good structural integrity and a good-sized yard.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Moderate landscaping — some overgrown areas

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers
• Both landscaping and curb appeal — improving the exterior would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · some overgrown areas	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers ↑
• Both landscaping and curb appeal — improving the exterior would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Lacassine

• Score: 45/100
• State rank: #453
• US rank: #26691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lacassine, LA
• City population: 175
• Population (ZIP): 175

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 7%
• Languages at home: 69% English-only · French/Haitian/Cajun 31%

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: —
• Current HPI: —
• 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

-27.3% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $120,000 SWLAR
• 2026-03-31 Price Changed $135,000 SWLAR
• 2025-10-27 Price Changed $155,000 SWLAR
• 2025-09-17 Listed $165,000 SWLAR