30308 Highway 424 Hwy · Franklinton, LA 70438

$180,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily · 30 Days on market

Built 1951 1.38 ac lot

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming country cottage with character and modern updates nestled on over an acre in Franklinton, right across from Thomas Elementary School! This beautifully renovated 4 bedroom, 2 bath home blends timeless charm with everyday comfort. Step inside to find natural wood floors, tin accent ceilings, and a stunning stone wood burning fireplace that creates a warm and inviting atmosphere. The spacious kitchen offers a large pantry and plenty of room for gathering and storage. The primary suite features a classic clawfoot tub, adding to the home's cottage charm and cozy appeal. Enjoy the convenience of washer and dryer hookups, central air along with a mini split system for added comfort and efficiency. Outside, the all brick exterior, covered parking, and breezeway add function and curb appeal while the expansive yard provides endless possibilities for gardening, entertaining, or simply enjoying peaceful country living. Completely renovated with a true country cottage feel, this home offers the perfect blend of charm, space, and location. Situated near schools and town conveniences while still providing room to spread out, this one is truly a must see to appreciate!

Key facts

• Natural wood floors
• Tin accent ceilings
• Modern updates

Tags

• MODERN UPDATES
• NATURAL WOOD FLOORS
• TIN ACCENT CEILINGS
• STONE WOOD BURNING FIREPLACE
• LARGE PANTRY
• CLAWFOOT TUB

Property features AI

Finance

• Other: Located on approximately 1.378 acres (dimensions ~216 x 278)

Exterior

• Parking: Carport; Detached parking; Three or more parking spaces; Driveway; RV access/parking; Boat parking
• Utilities: Well water; Septic tank
• Home design: Single-story; Total inside renovation; Facing/entry direction not specified; Property type not specified
• Construction: Brick construction; Shingle roof; Slab foundation; Very good condition
• Exterior features: Covered concrete porch; Porch; Permeable paving; Outside city limits

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not separately specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $76 ($917/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 $167k (7.1% below list).
• Recommended offer: $167k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.5% in Franklinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#67 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Washington Parish (rural): math 27% / reading 41% proficiency, ranked #38 of 98 in LA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Franklinton Primary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 664 students, 56% FRL); Franklinton Junior High School (math 27% / reading 46%, grade F, #82 of 218 statewide, top 38%, 362 students, 59% FRL); Franklinton High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 56% FRL) — zoned schools average 57% FRL vs 77% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 245 active listings in the ZIP; 10 units permitted in Washington 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 $5k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,132 (7.1% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,276
• Equity at exit: $26,839

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-14,771
• Equity at exit: $15,563

Cash invested: $50,400 (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 70438

• Home prices YoY: -14.2%
• Active inventory: 245
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $76

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $139	+0% $76	+5% $14	+10% $-48
Rent	-10% $-56	-5% $10	+0% $76	+5% $142	+10% $208
Rate	-1.0pp $167	-0.5pp $122	base $76	+0.5pp $30	+1.0pp $-18

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 30 DOM
2. 2026-06-18
   days on market $180,000 Active 27 DOM
3. 2026-06-17
   days on market $180,000 Active 26 DOM
4. 2026-06-16
   days on market $180,000 Active 25 DOM
5. 2026-06-15
   days on market $180,000 Active 24 DOM
6. 2026-06-13
   days on market $180,000 Active 22 DOM
7. 2026-06-10
   days on market $180,000 Active 19 DOM
8. 2026-06-09
   days on market $180,000 Active 18 DOM
9. 2026-06-08
   days on market $180,000 Active 17 DOM
10. 2026-06-07
    days on market $180,000 Active 16 DOM
11. 2026-06-03
    days on market $180,000 Active 12 DOM
12. 2026-06-02
    days on market $180,000 Active 11 DOM
13. 2026-06-01
    days on market $180,000 Active 10 DOM
14. 2026-05-31
    days on market $180,000 Active 9 DOM
15. 2026-05-22
    listed $180,000 Active

    Show marketing remark (1181 chars)

    Charming country cottage with character and modern updates nestled on over an acre in Franklinton, right across from Thomas Elementary School! This beautifully renovated 4 bedroom, 2 bath home blends timeless charm with everyday comfort. Step inside to find natural wood floors, tin accent ceilings, and a stunning stone wood burning fireplace that creates a warm and inviting atmosphere. The spacious kitchen offers a large pantry and plenty of room for gathering and storage. The primary suite features a classic clawfoot tub, adding to the home's cottage charm and cozy appeal. Enjoy the convenience of washer and dryer hookups, central air along with a mini split system for added comfort and efficiency. Outside, the all brick exterior, covered parking, and breezeway add function and curb appeal while the expansive yard provides endless possibilities for gardening, entertaining, or simply enjoying peaceful country living. Completely renovated with a true country cottage feel, this home offers the perfect blend of charm, space, and location. Situated near schools and town conveniences while still providing room to spread out, this one is truly a must see to appreciate!

16. 2026-05-22
    listed $180,000 Active 1181-char remark

    Show marketing remark (1181 chars)

    Charming country cottage with character and modern updates nestled on over an acre in Franklinton, right across from Thomas Elementary School! This beautifully renovated 4 bedroom, 2 bath home blends timeless charm with everyday comfort. Step inside to find natural wood floors, tin accent ceilings, and a stunning stone wood burning fireplace that creates a warm and inviting atmosphere. The spacious kitchen offers a large pantry and plenty of room for gathering and storage. The primary suite features a classic clawfoot tub, adding to the home's cottage charm and cozy appeal. Enjoy the convenience of washer and dryer hookups, central air along with a mini split system for added comfort and efficiency. Outside, the all brick exterior, covered parking, and breezeway add function and curb appeal while the expansive yard provides endless possibilities for gardening, entertaining, or simply enjoying peaceful country living. Completely renovated with a true country cottage feel, this home offers the perfect blend of charm, space, and location. Situated near schools and town conveniences while still providing room to spread out, this one is truly a must see to appreciate!

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,056
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,236
• Taxable loss: −$2,072
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,414/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: Washington Parish
• NCES district ID: 2201860
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 41% ▼ -29.00%
• Median HH income: $34,972
• Composite: 28.03/100
• National rank: #6844
• State rank: #38 of 98 in LA

Livability — Franklinton

• Score: 69/100
• State rank: #67
• US rank: #8352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,935

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 9% Slovak 2% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.73%
• Current HPI: 191.4762
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $180,000 AcadianaMLS
• 2026-05-22 Listed $180,000 GSREIN

Property tax history

-2.2%/yr

Latest (2025): $162 · +0.1% YoY. Source: county tax records.