309-311 Sycamore St · Logansport, LA 71049

$124,900

4 bd · 2.0 ba · 2,420 sqft · SingleFamily · 5 Days on market

Built 1980 0.32 ac lot Est $148k · 15% under

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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 +24.6/30.0
• ARV discount +14.4/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Dont miss out on this income producing duplex in Logansport. Each unit is a 2 bedroom 1 bath. Each unit has washer and dryer hookups. Nice size living room and a dining room. Right side is rented out with long time tenant. Move in ready close to down town Logansport, shopping, eating and more. Corner lot with large lot.

Key facts

• Corner lot
• 0.32 acre lot
• Built 1980

Tags

• INCOME PRODUCING DUPLEX
• WASHER AND DRYER HOOKUPS
• CORNER LOT
• CLOSE TO DOWNTOWN LOGANSPORT

Property features AI

Finance

• Other: Corner parcel (APN indicated); Photos available
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Outside parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Property attached: Yes; Residential property
• Construction: Built in 1980; Wood construction; Shingle roof; Pillar/post/pier foundation
• Exterior features: Corner lot

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms; Primary bedroom on level 1
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Decorative lighting; High-speed internet available; Window coverings; One living area; One dining area; Room count: 4
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 64/100 on livability (#162 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Desoto Parish (rural): math 35% / reading 48% proficiency, ranked #21 of 98 in LA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 113 units permitted in De Soto Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• De Soto County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; list at $125k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $124,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $147,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Pine St	0.11mi	3/2.0 (-1)	2,200 (-9%)	2mo	$135,000	$61	74

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: 15.8%
• Equity multiple: 1.90×
• Total profit: $31,517
• Equity at exit: $56,160

10-year hold

• IRR: 17.4%
• Equity multiple: 3.55×
• Total profit: $89,029
• Equity at exit: $86,550

Cash invested: $34,972 (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 71049

• Active inventory: 7
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $259

Break-even live

Break-even rent $975

Max offer price $124,900

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $295	+0% $259	+5% $224	+10% $188
Rent	-10% $156	-5% $208	+0% $259	+5% $311	+10% $362
Rate	-1.0pp $322	-0.5pp $291	base $259	+0.5pp $227	+1.0pp $194

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $124,900 Active 5 DOM
2. 2026-06-18
   days on market $124,900 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $124,900 Active 1 DOM
4. 2026-06-16
   days on market $125,900 Active 235 DOM
5. 2026-06-15
   days on market $125,900 Active 234 DOM
6. 2026-06-14
   days on market $125,900 Active 232 DOM
7. 2026-06-13
   days on market $125,900 Active 231 DOM
8. 2026-06-10
   days on market $125,900 Active 229 DOM
9. 2026-06-09
   days on market $125,900 Active 228 DOM
10. 2026-06-08
    days on market $125,900 Active 227 DOM
11. 2026-06-07
    days on market $125,900 Active 226 DOM
12. 2026-06-02
    days on market $125,900 Active 221 DOM
13. 2026-06-01
    days on market $125,900 Active 220 DOM
14. 2026-05-31
    days on market $125,900 Active 219 DOM
15. 2026-05-30
    days on market $125,900 Active 218 DOM
16. 2026-02-21
    price $125,900
17. 2026-01-23
    price $127,900
18. 2025-10-24
    listed $129,900 Active
19. 2006-05-17
    soldstatus $56,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $758 · $63/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 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: $15,636
• − Mortgage interest: −$6,996
• − Property taxes: −$758
• − Insurance: −$624
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,633
• Taxable income: $1,122
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,841/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: Desoto Parish
• NCES district ID: 2200510
• Math proficiency: 35% ▼ -37.00%
• Reading proficiency: 48% ▼ -31.00%
• Median HH income: $40,201
• Composite: 34.75/100
• National rank: #5130
• State rank: #21 of 98 in LA

Livability — Logansport

• Score: 64/100
• State rank: #162
• US rank: #13822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Logansport, LA
• Population (ZIP): 3,366

Population outlook (De Soto County) Hauer SSP2

• Today (2025): 28,142 people
• By 2030: 28,546 · +1.4%
• By 2040: 29,357 · +4.3%
• By 2050: 30,239 · +7.5%
• By 2075: 33,412 · +18.7%
• By 2100: 35,428 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 23% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Lithuanian 4% Serbian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · De Soto

• 2024 margin: Solid R (+35.5) · D 31.8% · R 67.3%
• 2008→2024 swing: -22.1pp toward R · 2008: -13.4pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+24.8 2016: R+21.5 2012: R+13.8 2008: R+13.4

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

+124.8% since first listed

4 events — show timeline

• 2026-02-21 Price Changed $125,900 NTREIS
• 2026-01-23 Price Changed $127,900 NTREIS
• 2025-10-24 Listed $129,900 NTREIS
• 2006-05-17 Sold (Public Records) $56,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $758 · -2.3% YoY. Source: county tax records.