9377 Highway 165 · Grayson, LA 71435

$119,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 315 Days on market

Built 2005 0.73 ac lot $93/sqft · 11% below area Est $144k · 18% under

---

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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this unique property in Grayson that features two homes on one lot. The main home offers 3 bedrooms and 1 bathroom, with a comfortable layout, plenty of kitchen cabinet space and a mix of vinyl and carpet flooring. Step outside to enjoy the 7' x 19' screened-in porch! Also on the property is a 1 bedroom, 1 bathroom home measuring 586 heated square feet, complete with a full kitchen and washer/dryer connections. For all your storage needs, you'll find two outbuildings on the property, providing ample space for tools or hobbies. Upgrades include a new roof in 2024, a new water heater and new flooring in the kitchen and bathroom. Schedule your private showing to view this one before it's too late!

Key facts

• Screened-in porch
• New flooring
• Two outbuildings

Tags

• SCREENED-IN PORCH
• TWO OUTBUILDINGS
• NEW ROOF
• NEW WATER HEATER
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $105k (11.5% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#282 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $119k implies a 222% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,248
• List price: $119,000
• Delta: -17.50%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 John Calhoun Dr	0.60mi	3/2.0	1,373 (+7%)	15mo	$84,000	$61	43

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-12,601
• Equity at exit: $17,743

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,488
• Equity at exit: $10,289

Cash invested: $33,320 (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 71435

• Home prices YoY: -26.6%
• Active inventory: 12
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $106

Break-even live

Break-even rent $919

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $173	-5% $139	+0% $106	+5% $72	+10% $38
Rent	-10% $22	-5% $64	+0% $106	+5% $147	+10% $189
Rate	-1.0pp $166	-0.5pp $136	base $106	+0.5pp $75	+1.0pp $43

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $119,000 Active 315 DOM
2. 2026-06-18
   days on market $119,000 Active 314 DOM
3. 2026-06-17
   days on market $119,000 Active 313 DOM
4. 2026-06-16
   days on market $119,000 Active 312 DOM
5. 2026-06-15
   days on market $119,000 Active 311 DOM
6. 2026-06-14
   days on market $119,000 Active 309 DOM
7. 2026-06-13
   statusdays on market $119,000 Active 308 DOM
8. 2026-06-02
   status $119,000 Pending 307 DOM
9. 2026-06-01
   days on market $119,000 Active 307 DOM
10. 2026-05-31
    days on market $119,000 Active 306 DOM
11. 2026-05-30
    days on market $119,000 Active 305 DOM
12. 2026-04-29
    price $119,000 713-char remark

    Show marketing remark (713 chars)

    Check out this unique property in Grayson that features two homes on one lot. The main home offers 3 bedrooms and 1 bathroom, with a comfortable layout, plenty of kitchen cabinet space and a mix of vinyl and carpet flooring. Step outside to enjoy the 7' x 19' screened-in porch! Also on the property is a 1 bedroom, 1 bathroom home measuring 586 heated square feet, complete with a full kitchen and washer/dryer connections. For all your storage needs, you'll find two outbuildings on the property, providing ample space for tools or hobbies. Upgrades include a new roof in 2024, a new water heater and new flooring in the kitchen and bathroom. Schedule your private showing to view this one before it's too late!

13. 2026-02-13
    price $125,000 713-char remark

    Show marketing remark (713 chars)

    Check out this unique property in Grayson that features two homes on one lot. The main home offers 3 bedrooms and 1 bathroom, with a comfortable layout, plenty of kitchen cabinet space and a mix of vinyl and carpet flooring. Step outside to enjoy the 7' x 19' screened-in porch! Also on the property is a 1 bedroom, 1 bathroom home measuring 586 heated square feet, complete with a full kitchen and washer/dryer connections. For all your storage needs, you'll find two outbuildings on the property, providing ample space for tools or hobbies. Upgrades include a new roof in 2024, a new water heater and new flooring in the kitchen and bathroom. Schedule your private showing to view this one before it's too late!

14. 2025-07-29
    listed $132,000 Active 713-char remark

    Show marketing remark (713 chars)

    Check out this unique property in Grayson that features two homes on one lot. The main home offers 3 bedrooms and 1 bathroom, with a comfortable layout, plenty of kitchen cabinet space and a mix of vinyl and carpet flooring. Step outside to enjoy the 7' x 19' screened-in porch! Also on the property is a 1 bedroom, 1 bathroom home measuring 586 heated square feet, complete with a full kitchen and washer/dryer connections. For all your storage needs, you'll find two outbuildings on the property, providing ample space for tools or hobbies. Upgrades include a new roof in 2024, a new water heater and new flooring in the kitchen and bathroom. Schedule your private showing to view this one before it's too late!

15. 2016-06-02
    soldstatus $37,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $654 · $55/mo
• Expected delta: +$25/yr (+$2/mo · 4.0%)

ⓘ 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 · 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: $12,633
• − Mortgage interest: −$6,666
• − Property taxes: −$629
• − Insurance: −$595
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,462
• Taxable loss: −$740
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,445/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Grayson

• Score: 59/100
• State rank: #282
• US rank: #20406

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

• Population (ZIP): 3,533

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Lithuanian 1%
• Foreign-born: 0% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.62%
• Current HPI: 106.7109
• 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

+221.6% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $119,000 NELABOR
• 2026-02-13 Price Changed $125,000 NELABOR
• 2025-07-29 Listed $132,000 NELABOR
• 2016-06-02 Sold (Public Records) $37,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $629 · +1.8% YoY. Source: county tax records.