925 Sixth St · Jonesboro, LA 71251

$115,000

2 bd · 1.0 ba · 1,519 sqft · SingleFamily · 79 Days on market

$76/sqft · 11% above area Est $104k · 11% 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 +18.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to this charming and well-maintained 2-bedroom, 1-bath home in the heart of Jonesboro, LA—perfectly positioned on a spacious corner lot with a fully fenced backyard! This home offers generous room sizes and a warm, inviting layout designed for comfortable everyday living. The family room features a cozy wood-burning fireplace, creating the perfect spot to relax and unwind, while the primary bedroom includes built-in storage for added functionality and charm. You’ll love the character in the kitchen, showcasing a unique mid-century modern feel, along with an abundance of windows throughout the home that flood the space with natural light. The current living/dining combo offers flexibility for your lifestyle, and there’s even potential for hardwood flooring underneath the carpet—adding even more value and opportunity. Major updates have already been taken care of, including: Roof replaced in 2021, Extensive subfloor & floor joist improvements in main areas, updated PEXplumbing, Fresh interior paint, & a New dishwasher. Outside, the property continues to impress with a 2-car carport and plenty of additional parking space for guests, making it ideal for entertaining family and friends. Located just minutes from local shopping and restaurants, this home also qualifies for no money down financing, making it an excellent opportunity for first-time buyers or anyone looking for affordable homeownership. Affordable, updated, and full of character—this one is ready to welcome you home. Schedule your showing today!

Key facts

• 2 car carport
• Abundance of windows
• 2 garage spots

Tags

• FULLY FENCED BACKYARD
• ABUNDANCE OF WINDOWS
• 2 CAR CARPORT
• ADDITIONAL PARKING SPACE
• MINUTES FROM LOCAL SHOPPING
• MINUTES FROM RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (11.1% below list).
• Recommended offer: $102k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#265 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Jackson Parish (rural): math 25% / reading 31% proficiency, ranked #50 of 98 in LA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Jackson County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 79 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $60k; list at $115k implies a 91% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,206 (11.1% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.89% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $103,743
• List price: $115,000
• Delta: 10.85%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 7th St	0.28mi	3/1.5 (+1)	1,483 (-2%)	9mo	$53,000	$36	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $70,111
• Equity at exit: $103,601

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $200,446
• Equity at exit: $223,420

Cash invested: $32,200 (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 71251

• Home prices YoY: 6.9%
• Active inventory: 42
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $118

Break-even live

Break-even rent $872

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $115,000 Active 79 DOM
2. 2026-06-18
   days on market $115,000 Active 78 DOM
3. 2026-06-17
   days on market $115,000 Active 77 DOM
4. 2026-06-16
   days on market $115,000 Active 76 DOM
5. 2026-06-15
   days on market $115,000 Active 75 DOM
6. 2026-06-14
   days on market $115,000 Active 73 DOM
7. 2026-06-12
   days on market $115,000 Active 72 DOM
8. 2026-06-09
   days on market $115,000 Active 69 DOM
9. 2026-06-08
   days on market $115,000 Active 68 DOM
10. 2026-06-07
    days on market $115,000 Active 67 DOM
11. 2026-06-05
    days on market $115,000 Active 64 DOM
12. 2026-06-03
    days on market $115,000 Active 63 DOM
13. 2026-06-02
    days on market $115,000 Active 62 DOM
14. 2026-06-01
    days on market $115,000 Active 61 DOM
15. 2026-05-31
    days on market $115,000 Active 60 DOM
16. 2026-05-30
    days on market $115,000 Active 59 DOM
17. 2026-03-31
    listed $120,000 Active 1578-char remark

    Show marketing remark (1578 chars)

    Welcome to this charming and well-maintained 2-bedroom, 1-bath home in the heart of Jonesboro, LA—perfectly positioned on a spacious corner lot with a fully fenced backyard! This home offers generous room sizes and a warm, inviting layout designed for comfortable everyday living. The family room features a cozy wood-burning fireplace, creating the perfect spot to relax and unwind, while the primary bedroom includes built-in storage for added functionality and charm. You’ll love the character in the kitchen, showcasing a unique mid-century modern feel, along with an abundance of windows throughout the home that flood the space with natural light. The current living/dining combo offers flexibility for your lifestyle, and there’s even potential for hardwood flooring underneath the carpet—adding even more value and opportunity. Major updates have already been taken care of, including: Roof replaced in 2021, Extensive subfloor & floor joist improvements in main areas, updated PEXplumbing, Fresh interior paint, & a New dishwasher. Outside, the property continues to impress with a 2-car carport and plenty of additional parking space for guests, making it ideal for entertaining family and friends. Located just minutes from local shopping and restaurants, this home also qualifies for no money down financing, making it an excellent opportunity for first-time buyers or anyone looking for affordable homeownership. Affordable, updated, and full of character—this one is ready to welcome you home. Schedule your showing today!

18. 2022-02-11
    soldstatus 691-char remark

    Show marketing remark (691 chars)

    Check out this 2 Bedroom, 1 Bath Home in Jonesboro that sits on a corner lot!! This Home features a brand new roof, a kitchen, lots of storage, a fireplace and more!! "Information provided for this listing is deemed reliable, but not guaranteed. " All measurements lot sizes, acreage, and age of the property, school zones, deemed reliable, but not guaranteed. Must be verified by buyer or Buyer`s Agent. This is a REO and all offers are subject to acceptance by Home Steps/Freddie Mac Homes. The property is sold in AS IS condition. " This property is eligible under the Freddie Mac First Look Initiative through 08/27/2021. See HomeSteps.com for more information on FMFL. ..

19. 2021-08-06
    listed $39,900 691-char remark

    Show marketing remark (691 chars)

    Check out this 2 Bedroom, 1 Bath Home in Jonesboro that sits on a corner lot!! This Home features a brand new roof, a kitchen, lots of storage, a fireplace and more!! "Information provided for this listing is deemed reliable, but not guaranteed. " All measurements lot sizes, acreage, and age of the property, school zones, deemed reliable, but not guaranteed. Must be verified by buyer or Buyer`s Agent. This is a REO and all offers are subject to acceptance by Home Steps/Freddie Mac Homes. The property is sold in AS IS condition. " This property is eligible under the Freddie Mac First Look Initiative through 08/27/2021. See HomeSteps.com for more information on FMFL. ..

20. 2015-04-16
    soldstatus $60,100

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$174/yr (+$14/mo · 37.8%)

ⓘ 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 · 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: $12,265
• − Mortgage interest: −$6,442
• − Property taxes: −$459
• − Insurance: −$575
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$3,345
• Taxable loss: −$519
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,543/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: Jackson Parish
• NCES district ID: 2200780
• Math proficiency: 25% ▼ -26.00%
• Reading proficiency: 31% ▼ -30.00%
• Median HH income: $37,823
• Composite: 23.36/100
• National rank: #7909
• State rank: #50 of 98 in LA

Livability — Jonesboro

• Score: 60/100
• State rank: #265
• US rank: #19460

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesboro, LA
• Population (ZIP): 7,724

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 15,022 people
• By 2030: 14,489 · -3.5%
• By 2040: 13,361 · -11.1%
• By 2050: 12,269 · -18.3%
• By 2075: 9,848 · -34.4%
• By 2100: 7,510 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 32% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Lithuanian 3% Iranian 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.1%
• 2008→2024 swing: -12.2pp toward R · 2008: -35.3pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+42.6 2016: R+40.6 2012: R+37.5 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.94%
• Current HPI: 247.04
• 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

+99.7% since first listed

4 events — show timeline

• 2026-03-31 Listed $120,000 NELABOR
• 2022-02-11 Sold (MLS) — NELABOR
• 2021-08-06 Listed $39,900 NELABOR
• 2015-04-16 Sold (Public Records) $60,100 Public Records

Property tax history

+5.0%/yr

Latest (2025): $459 · -0.4% YoY. Source: county tax records.