56 Tupelo Dr · Start, LA 71269

$215,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 7 Days on market

0.25 ac lot Est $204k · 5% over

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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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.2/10.0
• ARV discount +5.0/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet part of Start, this 3 bedroom, 2 bathroom home on one acre offers the kind of space that’s getting harder to find. Inside, you’ll find a comfortable layout that feels welcoming from the moment you walk in. Peaceful country living with the convenience of town just minutes away. Come see what makes this place feel like home.

Key facts

• 0.25 acre lot
• 2 garage spots
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

Location & tenants

• Location reads 59/100 on livability (#279 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — 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: 100 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $215,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $203,820
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1636 Girard Rd	0.17mi	3/2.0	1,134 (-12%)	10mo	$179,000	$158	64

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-8,508
• Equity at exit: $32,057

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $26,295
• Equity at exit: $18,589

Cash invested: $60,200 (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 71269

• Home prices YoY: -26.4%
• Active inventory: 100
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $415

Break-even live

Break-even rent $1,662

Max offer price $215,000

Occupancy floor 76%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   listed $215,000 Active
3. 2022-03-11
   soldstatus $160,000
4. 2017-07-14
   soldstatus $135,000
5. 2015-06-29
   soldstatus $136,000
6. 2010-05-14
   soldstatus $126,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$27/yr (+$2/mo · 2.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $26,247
• − Mortgage interest: −$12,043
• − Property taxes: −$1,155
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$6,255
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $4,610/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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Start

• Score: 59/100
• State rank: #279
• US rank: #20272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 68
• Population (ZIP): 12,475

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.82%
• Current HPI: 158.2193
• 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

+70.6% since first listed

6 events — show timeline

• 2026-04-16 Pending — NELABOR
• 2026-04-01 Listed $215,000 NELABOR
• 2022-03-11 Sold (Public Records) $160,000 Public Records
• 2017-07-14 Sold (Public Records) $135,000 Public Records
• 2015-06-29 Sold (Public Records) $136,000 Public Records
• 2010-05-14 Sold (Public Records) $126,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,155 · -1.1% YoY. Source: county tax records.