435 E Academy Ave · Jennings, LA 70546

$114,000

2 bd · 1.0 ba · 1,425 sqft · SingleFamily · 88 Days on market

Built 1950 7,840 sqft lot Est $161k · 29% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

Key facts

• New plumbing
• Updated hvac system
• Versatile bonus room

Tags

• UPDATED HVAC SYSTEM
• NEW PLUMBING
• COMPLETE ELECTRICAL REWIRING
• VERSATILE BONUS ROOM

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; Total 1 parking space
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; City street and paved road frontage
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Exterior lighting; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove/oven
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Kitchen island; Living room; Formica counters; Solid surface counters; Storm door(s); Window treatments; Bay window(s); Double-pane windows; Storm window(s); Wood window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $114k (0.3% below list).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.2% in Jennings — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jennings Elementary School (math 24% / reading 28%, grade F, #374 of 646 statewide, top 58%, 1,029 students, 79% FRL); Jennings High School (math 23% / reading 41%, grade F, #118 of 265 statewide, top 46%, 853 students, 76% FRL) — zoned schools average 78% FRL vs 52% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis 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 88 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $161,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Granger St	0.49mi	3/2.0 (+1)	1,365 (-4%)	5mo	$156,000	$114	57
806 State St	0.32mi	3/2.0 (+1)	1,288 (-10%)	6mo	$160,000	$124	55
515 Clara St	0.60mi	3/2.5 (+1)	1,420 (-0%)	7mo	$229,000	$161	54
911 E Nezpique St	0.57mi	3/2.0 (+1)	1,525 (+7%)	0mo	$150,000	$98	53
403 Shawn Ln	0.64mi	3/2.0 (+1)	1,474 (+3%)	6mo	$162,000	$110	50
1222 N Sherman St St N	0.56mi	2/2.0	1,540 (+8%)	8mo	$140,000	$91	50
610 Decker St	0.67mi	3/2.0 (+1)	1,494 (+5%)	4mo	$169,000	$113	48
914 Norwood Dr	0.61mi	3/2.0 (+1)	1,492 (+5%)	9mo	$195,000	$131	47
1306 Lucas St	0.69mi	2/2.5	1,518 (+6%)	10mo	$155,000	$102	43
410 Fifth St	0.39mi	3/2.0 (+1)	1,220 (-14%)	8mo	$160,000	$131	42
407 Shawn Ln	0.63mi	3/2.0 (+1)	1,590 (+12%)	4mo	$135,000	$85	39
1214 State St St	0.61mi	3/1.0 (+1)	1,220 (-14%)	8mo	$76,500	$63	36

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-8,589
• Equity at exit: $16,998

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $5,218
• Equity at exit: $9,857

Cash invested: $31,920 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $155

Break-even live

Break-even rent $940

Max offer price $114,000

Occupancy floor 81%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-07
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

2. 2026-05-06
   status Pending
3. 2026-05-06
   status Active
4. 2026-04-28
   historical Active Under Contract 512-char remark

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

5. 2026-04-28
   historical Contingent (Show)

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

6. 2026-04-22
   price $114,000 512-char remark

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

7. 2026-04-22
   price $114,000

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

8. 2026-03-01
   status Active

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

9. 2026-03-01
   status Active 512-char remark

   Show marketing remark (512 chars)

   Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

10. 2026-02-12
    status Pending 512-char remark

    Show marketing remark (512 chars)

    Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

11. 2026-02-12
    status Pending

    Show marketing remark (512 chars)

    Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

12. 2026-01-20
    listed $120,000 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to 435 E Academy, situated in an established neighborhood just minutes from downtown. This charming cottage-style home features an updated HVAC system, new plumbing throughout, and complete electrical rewiring. The property offers two spacious bedrooms, one full bathroom, a large living area, and a versatile bonus room providing flexible living options. With its thoughtful updates and functional layout, this home offers a great opportunity to meet a variety of living needs. Schedule a showing today!

13. 2026-01-19
    listed $120,000 Active
14. 2019-06-14
    soldstatus 448-char remark

    Show marketing remark (448 chars)

    Why pay rent? Quaint cottage home on a well established street in Jennings! Property boasts over 1400 sq feet living with two bedrooms and one bathroom, central air/heat and the majority of flooring with hard wood flooring. Vinyl siding exterior for ease of upkeep and an attached carport with storage. Additional storage building included. Great starter home! All measurements approximate +/-. Don't miss this one! Call today for your appointment!

15. 2018-07-16
    listed $105,000 448-char remark

    Show marketing remark (448 chars)

    Why pay rent? Quaint cottage home on a well established street in Jennings! Property boasts over 1400 sq feet living with two bedrooms and one bathroom, central air/heat and the majority of flooring with hard wood flooring. Vinyl siding exterior for ease of upkeep and an attached carport with storage. Additional storage building included. Great starter home! All measurements approximate +/-. Don't miss this one! Call today for your appointment!

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,637
• − Mortgage interest: −$6,386
• − Property taxes: −$1,165
• − Insurance: −$570
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,316
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,860/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

+8.6% since first listed

15 events — show timeline

• 2026-05-07 Pending — SWLAR
• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Relisted — AcadianaMLS
• 2026-04-28 Contingent — SWLAR
• 2026-04-28 Contingent — AcadianaMLS
• 2026-04-22 Price Changed $114,000 SWLAR
• 2026-04-22 Price Changed $114,000 AcadianaMLS
• 2026-03-01 Relisted — AcadianaMLS
• 2026-03-01 Relisted — SWLAR
• 2026-02-12 Pending — SWLAR
• 2026-02-12 Pending — AcadianaMLS
• 2026-01-20 Listed $120,000 SWLAR
• 2026-01-19 Listed $120,000 AcadianaMLS
• 2019-06-14 Sold (MLS) — SWLAR
• 2018-07-16 Listed $105,000 SWLAR

Property tax history

+12.4%/yr

Latest (2025): $1,165 · +0.3% YoY. Source: county tax records.