412 S Bowers Ave Ave S · Iowa, LA 70647

$95,000

3 bd · 2.0 ba · 1,167 sqft · SingleFamily · 26 Days on market

Built 2007 0.50 ac lot Est $110k · 13% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home sits on two spacious lots being . 5 of an acre and offers plenty of room to grow. Inside, you’ll find an open-concept kitchen and living area designed for comfortable everyday living. The kitchen includes a breakfast bar with a small serving lip, along with a cozy breakfast area just off to the side. The primary bedroom is generously sized and features a private bathroom with a walk-in shower. A separate laundry room adds extra convenience. The home does need some cosmetic repairs and has a few areas that require attention, offering a great opportunity for buyers or investors to add their personal touch. With plenty of outdoor space and strong potential, th

Key facts

• Open-concept kitchen
• Walk-in shower
• Private bathroom

Tags

• OPEN-CONCEPT KITCHEN
• BREAKFAST BAR
• PRIVATE BATHROOM
• WALK-IN SHOWER
• SEPARATE LAUNDRY ROOM
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.8% in Iowa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#175 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, crime F, amenities F.
• Calcasieu Parish (other): math 30% / reading 44% proficiency, ranked #29 of 98 in LA (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iowa High School (math 28% / reading 48%, grade F, #90 of 265 statewide, top 34%, 1,096 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 259 active listings in the ZIP; 1,298 units permitted in Calcasieu Parish in 2024 (526 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calcasieu County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

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. 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?
3. 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?
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: 1.36% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $109,698
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 S Kinney St S	0.50mi	3/1.0	1,145 (-2%)	13mo	$107,500	$94	59

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $10,613
• Equity at exit: $14,165

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $42,708
• Equity at exit: $8,214

Cash invested: $26,600 (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 70647

• Active inventory: 259
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $408

Break-even live

Break-even rent $775

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $462	-5% $435	+0% $408	+5% $382	+10% $355
Rent	-10% $306	-5% $357	+0% $408	+5% $459	+10% $511
Rate	-1.0pp $456	-0.5pp $433	base $408	+0.5pp $384	+1.0pp $359

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-10
   status Pending
2. 2026-02-13
   listed $95,000 Active

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,506
• − Mortgage interest: −$5,321
• − Property taxes: −$895
• − Insurance: −$475
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,764
• Taxable income: $3,570
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $4,045/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: Calcasieu Parish
• NCES district ID: 2200330
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 44% ▼ -33.00%
• Median HH income: $44,700
• Composite: 31.45/100
• National rank: #5979
• State rank: #29 of 98 in LA

Livability — Iowa

• Score: 64/100
• State rank: #175
• US rank: #14507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa, LA
• City population: 12,056
• Population (ZIP): 12,056

Population outlook (Calcasieu County) Hauer SSP2

• Today (2025): 212,179 people
• By 2030: 218,199 · +2.8%
• By 2040: 228,486 · +7.7%
• By 2050: 236,208 · +11.3%
• By 2075: 251,696 · +18.6%
• By 2100: 247,848 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 22% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 18% Slovak 1%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 3% Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Calcasieu

• 2024 margin: Solid R (+39.6) · D 29.5% · R 69.0% · Other 1.5%
• 2008→2024 swing: -15.0pp toward R · 2008: -24.6pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.2 2016: R+33.3 2012: R+28.7 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.33%
• Current HPI: 119.3512
• 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

2 events — show timeline

• 2026-03-10 Pending — SWLAR
• 2026-02-13 Listed $95,000 SWLAR

Property tax history

-1.3%/yr

Latest (2025): $895 · +13.9% YoY. Source: county tax records.