1924 French Fork Rd · Jena, LA 71342

$75,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 477 Days on market

Built 1983 0.85 ac lot ↓ 2% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a serene and private setting this 1,800 square foot home offers a unique opportunity for someone looking to create their perfect space. The property is a true blank canvas, waiting for its owner to bring their vision to life! The home offers 4 bedrooms and 2 bathrooms, with the primary bedroom located downstairs with an attached ensuite bathroom. Sellers had some foundation work completed and studded up all of the interior walls, installed plumbing and some electrical. Located adjacent to old river offering beautiful views right outside your window!! If you are looking for an investment property or a camp this would be ideal!! Located within a few minutes of the Catahoula Wil

Key facts

• Foundation work
• Blank canvas
• Installed plumbing

Tags

• PRIVATE SETTING
• BLANK CANVAS
• FOUNDATION WORK
• INSTALLED PLUMBING
• INSTALLED ELECTRICAL
• INVESTMENT PROPERTY

Property features AI

Finance

• HOA & community: Acreage

Exterior

• Parking: Attached carport
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Exterior features: Composition roof

Interior

• Bedrooms: Three bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $292 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#100 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, employment D+, amenities F.
• Lasalle Parish (town): math 34% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 12 units permitted in LaSalle Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 477 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 477 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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. 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: 1.49% ✓
• Cap rate: 12.96%
• Cash-on-cash: 23.81%
• DSCR: 2.06
• GRM: 5.6

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $6,474
• Equity at exit: $11,183

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $29,791
• Equity at exit: $6,485

Cash invested: $21,000 (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 71342

• Active inventory: 29
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $292

Break-even live

Break-even rent $746

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 477 DOM
2. 2026-06-17
   days on market $75,000 Active 476 DOM
3. 2026-06-16
   days on market $75,000 Active 475 DOM
4. 2026-06-15
   days on market $75,000 Active 474 DOM
5. 2026-06-13
   days on market $75,000 Active 472 DOM
6. 2026-06-12
   days on market $75,000 Active 471 DOM
7. 2026-06-09
   days on market $75,000 Active 468 DOM
8. 2026-06-08
   days on market $75,000 Active 467 DOM
9. 2026-06-07
   days on market $75,000 Active 466 DOM
10. 2026-06-05
    days on market $75,000 Active 464 DOM
11. 2026-06-04
    days on market $75,000 Active 462 DOM
12. 2026-06-02
    days on market $75,000 Active 461 DOM
13. 2026-06-01
    days on market $75,000 Active 460 DOM
14. 2026-05-31
    days on market $75,000 Active 459 DOM
15. 2026-05-31
    days on market $75,000 Active 458 DOM
16. 2025-04-16
    price $75,000
17. 2025-02-18
    listed $85,000 Active
18. 2010-11-05
    soldstatus $40,000
19. 2008-04-01
    listed $44,900
20. 2007-07-18
    soldstatus $76,859

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $470 · $39/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,374
• − Mortgage interest: −$4,201
• − Property taxes: −$470
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,182
• Taxable income: $2,504
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $2,897/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: Lasalle Parish
• NCES district ID: 2200960
• Math proficiency: 34% ▼ -43.00%
• Reading proficiency: 45% ▼ -37.00%
• Median HH income: $38,258
• Composite: 32.92/100
• National rank: #5598
• State rank: #24 of 98 in LA

Livability — Jena

• Score: 68/100
• State rank: #100
• US rank: #10032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,389

Population outlook (LaSalle County) Hauer SSP2

• Today (2025): 15,185 people
• By 2030: 15,240 · +0.4%
• By 2040: 15,261 · +0.5%
• By 2050: 15,132 · -0.3%
• By 2075: 14,234 · -6.3%
• By 2100: 11,612 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 12% Two or more races 2% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · LaSalle

• 2024 margin: Solid R (+82.7) · D 8.2% · R 91.0%
• 2008→2024 swing: -10.4pp toward R · 2008: -72.4pp · 2024: -82.7pp
• All cycles: 2024: R+82.7 2020: R+81.1 2016: R+79.6 2012: R+75.5 2008: R+72.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.22%
• Current HPI: 96.3399
• 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

-2.4% since first listed

5 events — show timeline

• 2025-04-16 Price Changed $75,000 AcadianaMLS
• 2025-02-18 Listed $85,000 AcadianaMLS
• 2010-11-05 Sold (Public Records) $40,000 Public Records
• 2008-04-01 Listed $44,900 AcadianaMLS
• 2007-07-18 Sold (Public Records) $76,859 Public Records

Property tax history

+2.1%/yr

Latest (2025): $470 · +0.1% YoY. Source: county tax records.