819 501 Hwy · Calvin, LA 71410

$89,500

3 bd · 1.5 ba · 1,200 sqft · SingleFamily · 50 Days on market

Built 1955 Fair condition 0.51 ac lot

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

3 Bedroom quite country home. This home is situated on . 51 acres and is surrounded by pasture land with a very peaceful view. The yard is completely fenced which makes a safe play area for little ones as well as animals. There is a workshop and storage area on the back of the property. This homes is complete with a full house generator for those times when electricity is out. Located only minutes from the Calvin school makes those bus rides short. If your looking for country living at a great price call today to view. The home qualifies for zero money down when financing. Rural Development, V. A. , FHA and conventional loans welcome. Priced to sell!!! "Living in the country where peac

Key facts

• 0.51 acre lot
• Built 1955
• Listed 50 days

Property features AI

Exterior

• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Aluminum siding; Vinyl siding; Other siding materials; Composition roof
• Exterior features: Chain link fencing; Acreage

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms (listed as Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#299 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+, schools B; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($619 loan paydown + $3k appreciation (3.0% local appreciation)).
• Winn County population projected at -24% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.4

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: 15.5%
• Equity multiple: 1.89×
• Total profit: $22,216
• Equity at exit: $40,243

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $63,119
• Equity at exit: $62,019

Cash invested: $25,060 (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 71410

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $179

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 77%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $89,500 Active 50 DOM
2. 2026-06-17
   days on market $89,500 Active 49 DOM
3. 2026-06-16
   days on market $89,500 Active 48 DOM
4. 2026-06-15
   days on market $89,500 Active 47 DOM
5. 2026-06-13
   days on market $89,500 Active 45 DOM
6. 2026-06-12
   days on market $89,500 Active 44 DOM
7. 2026-06-09
   days on market $89,500 Active 41 DOM
8. 2026-06-08
   days on market $89,500 Active 40 DOM
9. 2026-06-07
   days on market $89,500 Active 39 DOM
10. 2026-06-07
    days on market $89,500 Active 38 DOM
11. 2026-06-04
    days on market $89,500 Active 35 DOM
12. 2026-06-02
    days on market $89,500 Active 34 DOM
13. 2026-06-01
    days on market $89,500 Active 33 DOM
14. 2026-05-31
    days on market $89,500 Active 32 DOM
15. 2026-05-31
    days on market $89,500 Active 31 DOM
16. 2026-04-26
    listed $89,500 Active 729-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,119
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,604
• Taxable income: $773
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $1,966/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with good roof and exterior, but needs major repairs to paint and landscaping to improve its value.

Repairs flagged

• Major Paint — Paint appears worn and needs touch-up
• Major Landscaping — Needs trimming

Value-add opportunities

• Both Paint — Fresh paint enhances curb appeal and interior
• Both Landscaping — Trimmed landscaping improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn and needs touch-up	Major	$15,000–50,000
Landscaping · Needs trimming	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint — Fresh paint enhances curb appeal and interior ↑
• Both Landscaping — Trimmed landscaping improves curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Calvin

• Score: 58/100
• State rank: #299
• US rank: #21067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Calvin, LA
• City population: 83
• Population (ZIP): 83

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 19% Serbian 8%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

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

1 event — show timeline

• 2026-04-26 Listed $89,500 AcadianaMLS