120 E Barbin St · Marksville, LA 71351

$75,000

3 bd · 2.0 ba · 1,907 sqft · SingleFamily · 52 Days on market

Built 1955 8,712 sqft lot Est $101k · 26% under ↓ 31% since listing

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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
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 3-bedroom, 2-bathroom home offers 1,907 square feet of potential, ready for your personal touch. With its classic charm and generous layout, this home has great potential for renovation and customization. Whether you're an investor or a family looking to create your dream home, you'll appreciate the character and solid bones of this property. Conveniently located in close proximity to all amenities in Marksville. This property will not qualify for government backed loans.

Key facts

• Generous layout
• 8,712 sq ft lot
• Parking

Tags

• GENEROUS LAYOUT
• CLOSE PROXIMITY TO AMENITIES

Property features AI

Finance

• Other: Property located near S. Main Street (directions note)

Exterior

• Parking: Carport
• Utilities: Electric service: Entergy
• Home design: Single family residence
• Construction: Vinyl siding and brick exterior; Metal roof
• Exterior features: Covered porch/patio; Chain link fencing

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Multiple bedrooms (Bedroom 1 through Bedroom 8 listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Living room; Dining room; Kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 6.5% in Marksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.63% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.89%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $101,071
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 S Main St	0.36mi	3/2.0	1,914 (+0%)	8mo	$154,000	$80	76
237 Peterman St	0.55mi	2/2.0 (-1)	1,865 (-2%)	0mo	$160,000	$86	65
129 Shanewood Dr	0.73mi	3/3.0	1,839 (-4%)	0mo	$97,000	$53	56
504 N Monroe St	0.52mi	3/2.0	1,700 (-11%)	3mo	$60,000	$35	56
148 & 146 Laurel St	0.61mi	3/2.0	2,161 (+13%)	3mo	$55,000	$25	47

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $18,921
• Equity at exit: $11,183

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $56,468
• Equity at exit: $6,485

Cash invested: $21,000 (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 71351

• Active inventory: 75
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $488

Break-even live

Break-even rent $603

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $75,000 Pending 52 DOM
2. 2026-06-03
   days on market $75,000 Active 50 DOM
3. 2026-06-02
   days on market $75,000 Active 49 DOM
4. 2026-06-01
   days on market $75,000 Active 48 DOM
5. 2026-05-31
   days on market $75,000 Active 47 DOM
6. 2026-05-30
   days on market $75,000 Active 46 DOM
7. 2026-05-22
   status Active
8. 2026-04-12
   status Pending
9. 2026-03-05
   listed $79,900 Active
10. 2025-12-15
    price $79,900
11. 2025-10-23
    price $85,000
12. 2025-08-24
    listed $89,900 Active
13. 2007-09-14
    soldstatus $116,000

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $622 · $52/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 8/10 Severe 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,649
• − Mortgage interest: −$4,201
• − Property taxes: −$622
• − Insurance: −$375
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$2,182
• Taxable income: $4,925
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,674/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.16%
• Current HPI: 95.5318
• 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

-31.1% since first listed

7 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-04-12 Pending — AcadianaMLS
• 2026-03-05 Listed $79,900 AcadianaMLS
• 2025-12-15 Price Changed $79,900 AcadianaMLS
• 2025-10-23 Price Changed $85,000 AcadianaMLS
• 2025-08-24 Listed $89,900 AcadianaMLS
• 2007-09-14 Sold (Public Records) $116,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $622 · +0.0% YoY. Source: county tax records.