29 Mcarthur St · Dixie Inn, LA 71055

$64,500

4 bd · 1.0 ba · 1,232 sqft · SingleFamily · 53 Days on market

Built 1943 5,009 sqft lot $52/sqft · 19% above area Est $54k · 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! This diamond in the rough is just waiting for your special touch! This 1232 square foot home has 4 bedrooms, 1 bath, and small dining area. The bath only has a shower, no tub. The interior needs some love, but there are lots of possibilities. Some rooms have wood floors and there may be more wood underneath the carpet. The exterior has vinyl siding and a metal roof that was installed in 2017. The laundry facilities are located in the shed. Cash or conventional only. Sellers will not make any repairs, being sold AS IS, WHERE IS. Call soon before this one gets away.

Key facts

• Metal roof
• Wood floors
• Vinyl siding

Tags

• WOOD FLOORS
• VINYL SIDING
• METAL ROOF
• LAUNDRY FACILITIES IN SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#366 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A-, housing B+; Watch: schools D-, crime F, amenities F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 133 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Webster County population projected at -21% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $2k; list at $64k implies a 3814% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $54,400
• List price: $64,500
• Delta: 18.57%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 2.16×
• Total profit: $20,993
• Equity at exit: $9,617

10-year hold

• IRR: 35.4%
• Equity multiple: 4.25×
• Total profit: $58,714
• Equity at exit: $5,577

Cash invested: $18,060 (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 71055

• Active inventory: 133
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $494

Break-even live

Break-even rent $488

Max offer price $64,500

Occupancy floor 51%

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   days on market $64,500 Active 53 DOM
2. 2026-06-07
   days on market $64,500 Active 52 DOM
3. 2026-06-02
   days on market $64,500 Active 47 DOM
4. 2026-06-01
   days on market $64,500 Active 46 DOM
5. 2026-05-31
   days on market $64,500 Active 45 DOM
6. 2026-05-30
   days on market $64,500 Active 44 DOM
7. 2026-04-16
   listed $64,500 Active 603-char remark

   Show marketing remark (603 chars)

   CALLING ALL INVESTORS! This diamond in the rough is just waiting for your special touch! This 1232 square foot home has 4 bedrooms, 1 bath, and small dining area. The bath only has a shower, no tub. The interior needs some love, but there are lots of possibilities. Some rooms have wood floors and there may be more wood underneath the carpet. The exterior has vinyl siding and a metal roof that was installed in 2017. The laundry facilities are located in the shed. Cash or conventional only. Sellers will not make any repairs, being sold AS IS, WHERE IS. Call soon before this one gets away.

8. 2020-07-27
   soldstatus $1,648

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $355 · $30/mo
• Expected delta: +$111/yr (+$9/mo · 45.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $13,359
• − Mortgage interest: −$3,613
• − Property taxes: −$243
• − Insurance: −$322
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$1,876
• Taxable income: $5,166
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,689/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Dixie Inn

• Score: 55/100
• State rank: #366
• US rank: #23376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dixie Inn, LA
• Population (ZIP): 17,406

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.40%
• Current HPI: 117.9577
• 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

+3813.8% since first listed

2 events — show timeline

• 2026-04-16 Listed $64,500 NTREIS
• 2020-07-27 Sold (Public Records) $1,648 Public Records

Property tax history

+3.1%/yr

Latest (2025): $243 · +1.3% YoY. Source: county tax records.