377 Paulk Rd · Jonesville, LA 71343

$243,000

4 bd · 3.0 ba · 1,890 sqft · SingleFamily public records · 106 Days on market

Built 1973 4.09 ac lot $129/sqft · 48% below area Est $467k · 48% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +8.7/10.0
• Cash flow +5.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +0.3/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Enjoy the best of Louisiana's Sportsman's Paradise with this charming 4-bedroom, 3-bath farm-style home situated on 4 acres just minutes from beautiful Larto Lake. The property offers the perfect combination of comfortable country living and outdoor recreation. The home features many updates inside and out, creating a welcoming and well-maintained space ready for its next owners. Outside, the property includes an impressive 100x100 barn with electricity, providing abundant space for equipment, boats, ATVs, hobbies, livestock, or workshop needs. A backyard storage shed offers additional room for tools and outdoor gear. Located less than half a mile from Larto Lake, you'll enjoy convenient access to boating, fishing, and lake recreation, while being near the local Wildlife Management Area (WMA) for excellent deer, duck, and small-game hunting opportunities. This home can come with most furnishings if wanted!! Make an offer on everything and it will be considered! Whether you're looking for a primary residence, weekend retreat, or basecamp for outdoor adventures, this property offers space, versatility, and a prime location in one of Louisiana's most beloved outdoor destinations.

Key facts

• Farm-style home
• 4 acres
• 100x100 barn

Tags

• FARM-STYLE HOME
• 4 ACRES
• 100X100 BARN
• BACKYARD STORAGE SHED
• CONVENIENT ACCESS TO BOATING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (47.8% below list).
• Recommended offer: $127k (47.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#170 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Catahoula Parish (rural): math 17% / reading 34% proficiency, ranked #58 of 98 in LA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jonesville Elementary School (math 17% / reading 22%, grade F, #448 of 646 statewide, top 71%, 259 students, 51% FRL); Block High School (math 2% / reading 27%, grade F, #221 of 265 statewide, top 84%, 218 students, 80% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 60 units permitted in Catahoula Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $18k appreciation (7.3% local appreciation)).
• Catahoula County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $63k; list at $243k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $126,884 (47.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.52% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• GRM: 16.0

CMA / ARV

• ARV (median comp): $466,554
• List price: $243,000
• Delta: -47.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.87×
• Total profit: $59,525
• Equity at exit: $173,650

10-year hold

• IRR: 12.6%
• Equity multiple: 3.87×
• Total profit: $194,978
• Equity at exit: $334,732

Cash invested: $68,040 (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 71343

• Home prices YoY: 8.4%
• Active inventory: 39
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-474

Break-even live

Break-even rent $1,868

Max offer price $159,332

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-405	+0% $-474	+5% $-542	+10% $-611
Rent	-10% $-574	-5% $-524	+0% $-474	+5% $-424	+10% $-373
Rate	-1.0pp $-351	-0.5pp $-412	base $-474	+0.5pp $-537	+1.0pp $-601

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $243,000 Active 106 DOM
2. 2026-06-21
   days on market $243,000 Active 105 DOM
3. 2026-06-18
   days on market $243,000 Active 103 DOM
4. 2026-06-17
   days on market $243,000 Active 102 DOM
5. 2026-06-16
   days on market $243,000 Active 101 DOM
6. 2026-06-15
   days on market $243,000 Active 100 DOM
7. 2026-06-13
   days on market $243,000 Active 98 DOM
8. 2026-06-12
   days on market $243,000 Active 97 DOM
9. 2026-06-09
   days on market $243,000 Active 94 DOM
10. 2026-06-08
    days on market $243,000 Active 93 DOM
11. 2026-06-07
    days on market $243,000 Active 92 DOM
12. 2026-06-07
    days on market $243,000 Active 91 DOM
13. 2026-06-04
    days on market $243,000 Active 88 DOM
14. 2026-06-02
    days on market $243,000 Active 87 DOM
15. 2026-06-01
    days on market $243,000 Active 86 DOM
16. 2026-05-31
    days on market $243,000 Active 85 DOM
17. 2026-05-31
    days on market $243,000 Active 84 DOM
18. 2026-05-05
    price $243,000 1195-char remark

    Show marketing remark (1195 chars)

    Enjoy the best of Louisiana's Sportsman's Paradise with this charming 4-bedroom, 3-bath farm-style home situated on 4 acres just minutes from beautiful Larto Lake. The property offers the perfect combination of comfortable country living and outdoor recreation. The home features many updates inside and out, creating a welcoming and well-maintained space ready for its next owners. Outside, the property includes an impressive 100x100 barn with electricity, providing abundant space for equipment, boats, ATVs, hobbies, livestock, or workshop needs. A backyard storage shed offers additional room for tools and outdoor gear. Located less than half a mile from Larto Lake, you'll enjoy convenient access to boating, fishing, and lake recreation, while being near the local Wildlife Management Area (WMA) for excellent deer, duck, and small-game hunting opportunities. This home can come with most furnishings if wanted!! Make an offer on everything and it will be considered! Whether you're looking for a primary residence, weekend retreat, or basecamp for outdoor adventures, this property offers space, versatility, and a prime location in one of Louisiana's most beloved outdoor destinations.

19. 2026-03-07
    listed $245,000 Active 1195-char remark

    Show marketing remark (1195 chars)

    Enjoy the best of Louisiana's Sportsman's Paradise with this charming 4-bedroom, 3-bath farm-style home situated on 4 acres just minutes from beautiful Larto Lake. The property offers the perfect combination of comfortable country living and outdoor recreation. The home features many updates inside and out, creating a welcoming and well-maintained space ready for its next owners. Outside, the property includes an impressive 100x100 barn with electricity, providing abundant space for equipment, boats, ATVs, hobbies, livestock, or workshop needs. A backyard storage shed offers additional room for tools and outdoor gear. Located less than half a mile from Larto Lake, you'll enjoy convenient access to boating, fishing, and lake recreation, while being near the local Wildlife Management Area (WMA) for excellent deer, duck, and small-game hunting opportunities. This home can come with most furnishings if wanted!! Make an offer on everything and it will be considered! Whether you're looking for a primary residence, weekend retreat, or basecamp for outdoor adventures, this property offers space, versatility, and a prime location in one of Louisiana's most beloved outdoor destinations.

20. 2024-10-16
    price $199,000
21. 2024-10-13
    price $215,000
22. 2024-09-30
    listed $250,000 Active
23. 2023-10-09
    soldstatus $63,000

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$131/yr (+$11/mo · 10.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $15,226
• − Mortgage interest: −$13,612
• − Property taxes: −$1,205
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$7,069
• Taxable loss: −$10,311
• Est. tax savings @ 24.0%: +$2,475
• After-tax cash flow: $-3,209/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: Catahoula Parish
• NCES district ID: 2200420
• Math proficiency: 17% ▼ -44.00%
• Reading proficiency: 34% ▼ -40.00%
• Median HH income: $36,659
• Composite: 21.13/100
• National rank: #8435
• State rank: #58 of 98 in LA

Livability — Jonesville

• Score: 64/100
• State rank: #170
• US rank: #14228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,571

Population outlook (Catahoula County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 9,137 · -3.8%
• By 2040: 8,428 · -11.3%
• By 2050: 7,845 · -17.4%
• By 2075: 6,875 · -27.6%
• By 2100: 5,953 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 29%
• Common ancestry: Slovak 2% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Catahoula

• 2024 margin: Solid R (+50.5) · D 24.4% · R 74.9%
• 2008→2024 swing: -15.6pp toward R · 2008: -35.0pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+46.8 2016: R+44.4 2012: R+31.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 94.0492
• 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

+285.7% since first listed

6 events — show timeline

• 2026-05-05 Price Changed $243,000 AcadianaMLS
• 2026-03-07 Listed $245,000 AcadianaMLS
• 2024-10-16 Price Changed $199,000 AcadianaMLS
• 2024-10-13 Price Changed $215,000 AcadianaMLS
• 2024-09-30 Listed $250,000 AcadianaMLS
• 2023-10-09 Sold (Public Records) $63,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,205 · +27.9% YoY. Source: county tax records.