3176 Highway 155 · Coushatta, LA 71019

$50,000

3 bd · 1.0 ba · 965 sqft · SingleFamily · 78 Days on market

Built 1950 1.00 ac lot $52/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

3 bed, 1 bath home, on 1 acre in Coushatta. This home sits right outside of town and has lots of potential. This home is being sold as is. Cash or conventional financing only.

Key facts

• 1 acre lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($897 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#146 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-; Watch: schools D-, amenities F, commute F.
• Red River Parish (rural): math 15% / reading 23% proficiency, ranked #70 of 98 in LA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Red River Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Red River County population projected at -26% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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. 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?
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: 1.79% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $103,855
• List price: $50,000
• Delta: -51.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.8%
• Equity multiple: 3.24×
• Total profit: $31,364
• Equity at exit: $22,482

10-year hold

• IRR: 39.7%
• Equity multiple: 6.44×
• Total profit: $76,125
• Equity at exit: $34,648

Cash invested: $14,000 (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 71019

• Active inventory: 22
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $897 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $398

Break-even live

Break-even rent $393

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending 175-char remark

   Show marketing remark (175 chars)

   3 bed, 1 bath home, on 1 acre in Coushatta. This home sits right outside of town and has lots of potential. This home is being sold as is. Cash or conventional financing only.

2. 2026-02-23
   listed $50,000 Active 175-char remark

   Show marketing remark (175 chars)

   3 bed, 1 bath home, on 1 acre in Coushatta. This home sits right outside of town and has lots of potential. This home is being sold as is. Cash or conventional financing only.

3. 2009-04-30
   soldstatus

ⓘ 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: $329 · $27/mo
• Projected year-2 tax: $329 · $27/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,761
• − Mortgage interest: −$2,801
• − Property taxes: −$329
• − Insurance: −$250
• − Repairs & maintenance: −$861
• − Management: −$861
• − Depreciation: −$1,455
• Taxable income: $4,205
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $3,767/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: Red River Parish
• NCES district ID: 2201320
• Math proficiency: 15% ▼ -31.00%
• Reading proficiency: 23% ▼ -25.00%
• Median HH income: $36,507
• Composite: 15.77/100
• National rank: #9275
• State rank: #70 of 98 in LA

Livability — Coushatta

• Score: 65/100
• State rank: #146
• US rank: #12677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,366

Population outlook (Red River County) Hauer SSP2

• Today (2025): 7,829 people
• By 2030: 7,369 · -5.9%
• By 2040: 6,516 · -16.8%
• By 2050: 5,776 · -26.2%
• By 2075: 4,639 · -40.7%
• By 2100: 4,265 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Red River

• 2024 margin: Strong R (+27.3) · D 35.5% · R 62.7% · Other 1.8%
• 2008→2024 swing: -18.6pp toward R · 2008: -8.7pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+18.6 2016: R+10.2 2012: R+4.8 2008: R+8.7

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

3 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-02-23 Listed $50,000 NTREIS
• 2009-04-30 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2024): $329 · +11.8% YoY. Source: county tax records.