118 Maple St · Bernice, LA 71222

$60,000

3 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 92 Days on market

Built 1948 6,534 sqft lot $35/sqft · 39% below area Est $99k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

CHARMING 3-BEDROOM, TWO-BATH BRICK HOME READY FOR YOUR VISION! HIGHLIGHTS INCLUDE A ROOMY KITCHEN, EYE-CATCHING BRICK ACCENT WALL, GENEROUS WALK-IN CLOSETS, AND A SEPARATE LAUNDRY SPACE. WITH AMPLE SQUARE FOOTAGE AND ENDLESS POSSIBILITIES, THIS HOME IS A GREAT OPTION FOR THOSE LOOKING TO RENOVATE OR INVEST.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#113 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $384 of equity ($415 loan paydown + $-31 appreciation (-0.1% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; list at $60k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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?
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: 1.89% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.70%
• DSCR: 2.68
• GRM: 4.4

CMA / ARV

• ARV (median comp): $98,666
• List price: $60,000
• Delta: -39.19%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 8th St	0.63mi	3/2.0	1,542 (-11%)	22mo	$147,500	$96	30

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

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.5%
• Equity multiple: 2.89×
• Total profit: $31,705
• Equity at exit: $17,268

10-year hold

• IRR: 41.7%
• Equity multiple: 5.68×
• Total profit: $78,558
• Equity at exit: $20,635

Cash invested: $16,800 (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 71222

• Home prices YoY: -0.1%
• Active inventory: 18
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $528

Break-even live

Break-even rent $468

Max offer price $60,000

Occupancy floor 49%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 92 DOM
2. 2026-06-18
   days on market $60,000 Active 91 DOM
3. 2026-06-17
   days on market $60,000 Active 90 DOM
4. 2026-06-16
   days on market $60,000 Active 89 DOM
5. 2026-06-15
   days on market $60,000 Active 88 DOM
6. 2026-06-14
   days on market $60,000 Active 86 DOM
7. 2026-06-13
   days on market $60,000 Active 85 DOM
8. 2026-06-10
   days on market $60,000 Active 83 DOM
9. 2026-06-09
   days on market $60,000 Active 82 DOM
10. 2026-06-08
    days on market $60,000 Active 81 DOM
11. 2026-06-07
    days on market $60,000 Active 80 DOM
12. 2026-06-05
    pricedays on market $60,000 Active 77 DOM
13. 2026-06-02
    days on market $62,500 Active 75 DOM
14. 2026-06-01
    days on market $62,500 Active 74 DOM
15. 2026-05-31
    days on market $62,500 Active 73 DOM
16. 2026-05-30
    days on market $62,500 Active 72 DOM
17. 2026-03-19
    listed $62,500 Active 308-char remark

    Show marketing remark (308 chars)

    CHARMING 3-BEDROOM, TWO-BATH BRICK HOME READY FOR YOUR VISION! HIGHLIGHTS INCLUDE A ROOMY KITCHEN, EYE-CATCHING BRICK ACCENT WALL, GENEROUS WALK-IN CLOSETS, AND A SEPARATE LAUNDRY SPACE. WITH AMPLE SQUARE FOOTAGE AND ENDLESS POSSIBILITIES, THIS HOME IS A GREAT OPTION FOR THOSE LOOKING TO RENOVATE OR INVEST.

18. 2025-10-23
    listed $65,000 Active
19. 2004-09-23
    soldstatus $40,000

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $361 · $30/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,633
• − Mortgage interest: −$3,361
• − Property taxes: −$361
• − Insurance: −$300
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$1,745
• Taxable income: $5,684
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $4,969/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Bernice

• Score: 67/100
• State rank: #113
• US rank: #11136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bernice, LA
• City population: 2,621
• Population (ZIP): 2,621

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.05%
• Current HPI: 77.4222
• 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

+56.2% since first listed

3 events — show timeline

• 2026-03-19 Listed $62,500 NELABOR
• 2025-10-23 Listed $65,000 NELABOR
• 2004-09-23 Sold (Public Records) $40,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $361 · +0.0% YoY. Source: county tax records.