333 Canal St · Ringgold, LA 71068

$55,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 38 Days on market

Built 1967 7,187 sqft lot $92/sqft · 32% below area Est $81k · 32% under ↓ 15% since listing

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This cozy 1-bed, 1-bath updated camp house offers a serene retreat near Lake Bistineau. With an open-concept layout, the space is flooded with natural light, and the main area boasts sleek vinyl flooring. The updated bathroom features a new vanity and lighting, enhancing its modern appeal. A full kitchen provides all the essentials, while recent upgrades include a new 40-gallon water heater (installed November 2023), all-new plumbing (January 2023), and a new wood stove (November 2023) for added comfort.

Key facts

• New lighting
• Vinyl flooring
• New vanity

Tags

• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• VINYL FLOORING
• UPDATED BATHROOM
• NEW VANITY
• NEW LIGHTING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Gravel parking
• Utilities: City water; Electricity available; Septic
• Home design: Single-family residence; Residential property; One story; Not attached
• Construction: Built in 1967; Metal roof
• Exterior features: Many trees on the lot

Interior

• Kitchen: Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Primary bedroom on main level; 1 bedroom total
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; Eat-in kitchen; Decorative lighting; Cable TV available; High-speed internet available; 3 total rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($759 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#336 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, amenities F, commute F.
• Bienville Parish (rural): math 27% / reading 37% proficiency, ranked #42 of 98 in LA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 18 units permitted in Bienville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bienville County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $80,779
• List price: $55,000
• Delta: -31.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.0%
• Equity multiple: 2.36×
• Total profit: $20,959
• Equity at exit: $24,730

10-year hold

• IRR: 24.8%
• Equity multiple: 4.54×
• Total profit: $54,556
• Equity at exit: $38,112

Cash invested: $15,400 (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 71068

• Active inventory: 10
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $759 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $225

Break-even live

Break-even rent $474

Max offer price $55,000

Occupancy floor 65%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $55,000 Active 38 DOM
2. 2026-06-18
   days on market $55,000 Active 37 DOM
3. 2026-06-17
   days on market $55,000 Active 36 DOM
4. 2026-06-16
   days on market $55,000 Active 35 DOM
5. 2026-06-15
   days on market $55,000 Active 34 DOM
6. 2026-06-14
   days on market $55,000 Active 32 DOM
7. 2026-06-12
   days on market $55,000 Active 31 DOM
8. 2026-06-09
   days on market $55,000 Active 28 DOM
9. 2026-06-09
   price $55,000 Active 27 DOM
10. 2026-06-08
    days on market $57,000 Active 27 DOM
11. 2026-06-07
    days on market $57,000 Active 26 DOM
12. 2026-06-05
    days on market $57,000 Active 23 DOM
13. 2026-06-03
    days on market $57,000 Active 22 DOM
14. 2026-06-02
    days on market $57,000 Active 21 DOM
15. 2026-06-01
    days on market $57,000 Active 20 DOM
16. 2026-05-31
    days on market $57,000 Active 19 DOM
17. 2026-05-30
    days on market $57,000 Active 18 DOM
18. 2026-05-12
    listed $57,000 Active 509-char remark
19. 2026-05-11
    historical
20. 2026-05-11
    listed $57,000 Active
21. 2026-04-30
    historical
22. 2026-03-03
    price $57,000
23. 2025-10-24
    listed $62,500 Active
24. 2025-09-30
    historical
25. 2025-03-03
    listed $62,500 Active
26. 2025-02-28
    historical
27. 2024-12-19
    price $62,500
28. 2024-09-10
    listed $65,000 Active
29. 2024-09-02
    historical
30. 2024-08-16
    status Active
31. 2024-08-13
    historical
32. 2024-07-05
    price $65,000
33. 2024-04-19
    price $68,500
34. 2023-12-18
    listed $70,000 Active
35. 2022-02-02
    soldstatus $62,500
36. 2022-01-24
    soldstatus Sold
37. 2021-12-21
    historical Active Contingent
38. 2021-12-02
    listed $65,000 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: $756 · $63/mo
• Projected year-2 tax: $756 · $63/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $9,103
• − Mortgage interest: −$3,081
• − Property taxes: −$756
• − Insurance: −$275
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$1,600
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,235/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: Bienville Parish
• NCES district ID: 2200210
• Math proficiency: 27% ▼ -35.00%
• Reading proficiency: 37% ▼ -29.00%
• Median HH income: $31,737
• Composite: 26.08/100
• National rank: #7296
• State rank: #42 of 98 in LA

Livability — Ringgold

• Score: 56/100
• State rank: #336
• US rank: #22547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,325

Population outlook (Bienville County) Hauer SSP2

• Today (2025): 13,109 people
• By 2030: 12,626 · -3.7%
• By 2040: 11,620 · -11.4%
• By 2050: 10,647 · -18.8%
• By 2075: 8,555 · -34.7%
• By 2100: 6,717 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 34% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Bienville

• 2024 margin: R (+18.0) · D 40.5% · R 58.5% · Other 1.0%
• 2008→2024 swing: -15.5pp toward R · 2008: -2.5pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+8.9 2012: R+2.1 2008: R+2.5

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

-15.4% since first listed

22 events — show timeline

• 2026-06-08 Price Changed $55,000 NTREIS
• 2026-05-12 Listed $57,000 NTREIS
• 2026-05-11 Listed $57,000 NTREIS
• 2026-05-11 Listing Removed — NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-03 Price Changed $57,000 NTREIS
• 2025-10-24 Listed $62,500 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-03-03 Listed $62,500 NTREIS
• 2025-02-28 Listing Removed — NTREIS
• 2024-12-19 Price Changed $62,500 NTREIS
• 2024-09-10 Listed $65,000 NTREIS
• 2024-09-02 Listing Removed — NTREIS
• 2024-08-16 Relisted — NTREIS
• 2024-08-13 Listing Removed — NTREIS
• 2024-07-05 Price Changed $65,000 NTREIS
• 2024-04-19 Price Changed $68,500 NTREIS
• 2023-12-18 Listed $70,000 NTREIS
• 2022-02-02 Sold (Public Records) $62,500 Public Records
• 2022-01-24 Sold (MLS) — NTREIS
• 2021-12-21 Contingent — NTREIS
• 2021-12-02 Listed $65,000 NTREIS

Property tax history

+19.6%/yr

Latest (2024): $756 · +162.7% YoY. Source: county tax records.