741 Wheeler Rd · Marion, LA 71260

$110,000

4 bd · 4.0 ba · 7,995 sqft · SingleFamily public records · 116 Days on market

Built 1980 1.50 ac lot ↓ 29% 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).

• Cash flow +20.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +6.4/10.0
• DSCR +6.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only.Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer's agent to verify all information independently.

Key facts

• Extensive renovation
• 1.5 acres
• Natural surroundings

Tags

• 1.5 ACRES
• EXTENSIVE RENOVATION
• NATURAL SURROUNDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#355 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.1% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $79k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 1.14% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.74×
• Total profit: $22,711
• Equity at exit: $50,215

10-year hold

• IRR: 14.7%
• Equity multiple: 3.21×
• Total profit: $67,942
• Equity at exit: $77,978

Cash invested: $30,800 (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 71260

• Home prices YoY: 2.5%
• Active inventory: 16
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $136

Break-even live

Break-even rent $1,083

Max offer price $110,000

Occupancy floor 84%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 116 DOM
2. 2026-06-18
   days on market $110,000 Active 115 DOM
3. 2026-06-17
   days on market $110,000 Active 114 DOM
4. 2026-06-16
   days on market $110,000 Active 113 DOM
5. 2026-06-15
   days on market $110,000 Active 112 DOM
6. 2026-06-14
   days on market $110,000 Active 110 DOM
7. 2026-06-13
   days on market $110,000 Active 109 DOM
8. 2026-06-10
   days on market $110,000 Active 107 DOM
9. 2026-06-09
   days on market $110,000 Active 106 DOM
10. 2026-06-08
    days on market $110,000 Active 105 DOM
11. 2026-06-07
    days on market $110,000 Active 104 DOM
12. 2026-06-05
    days on market $110,000 Active 101 DOM
13. 2026-06-02
    days on market $110,000 Active 99 DOM
14. 2026-06-01
    days on market $110,000 Active 98 DOM
15. 2026-05-31
    days on market $110,000 Active 97 DOM
16. 2026-05-30
    days on market $110,000 Active 96 DOM
17. 2026-04-10
    price $134,900 1127-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

18. 2026-04-10
    price $134,900 1134-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

19. 2026-03-27
    price $165,000 1127-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

20. 2026-03-27
    price $165,000 1134-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

21. 2026-02-18
    listed $189,000 Active
22. 2026-02-16
    listed $189,000 Active 1127-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

23. 2026-02-16
    listed $189,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Once envisioned as a grand estate, this approximately 7,900 square foot residence sits on 1.5 acres in a peaceful rural setting in Union, surrounded by trees and open space. Time and condition have significantly impacted the structure, and the property will require extensive renovation or possible redevelopment. it is a large-scale project for buyers with vision, resources, and an appreciation for opportunity. The size of the footprint, the established homesite, and the natural surroundings create the potential to either restore the estate to prominence or design something entirely new. Large rural tracts with existing infrastructure and this level of square footage are rare. Property sold as-is, where-is. Buyer to verify zoning, condition, and intended use. No repairs will be made. Owner-occupied (second floor). No unapproved visits. Showings by confirmed appointment only. Mold-rated respiratory protection (N95 or higher) is required for all persons entering the structure. Listing broker and seller assume no responsibility for exposure or injury. Buyer and buyer’s agent to verify all information independently.

ⓘ 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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,070
• − Mortgage interest: −$6,162
• − Property taxes: −$2,799
• − Insurance: −$550
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,200
• Taxable loss: −$52
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $1,647/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Marion

• Score: 55/100
• State rank: #355
• US rank: #23106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,232
• Population (ZIP): 3,232

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 21% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.12%
• Current HPI: 128.2115
• 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

-28.6% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $134,900 AcadianaMLS
• 2026-04-10 Price Changed $134,900 GSREIN
• 2026-03-27 Price Changed $165,000 AcadianaMLS
• 2026-03-27 Price Changed $165,000 GSREIN
• 2026-02-18 Listed $189,000 AcadianaMLS
• 2026-02-16 Listed $189,000 GSREIN
• 2026-02-16 Listed $189,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $2,799 · -0.0% YoY. Source: county tax records.