10659 Oak Dr · Bastrop, LA 71220

$92,000

3 bd · 2.0 ba · 1,177 sqft · SingleFamily public records · 50 Days on market

Built 1977 $78/sqft · 11% above area Est $85k · 8% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Appreciation +3.9/10.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Country living with city convenience describe this home in the Bastrop area. This home offers 3 bedrooms, 1.5 baths, open kitchen/dining area, built-ins in the living room, covered patio, shop/storage building on a slab, and a large privacy fenced backyard. This house just needs a little TLC and your own personal touches to make it home. Check it out today!

Key facts

• Spacious living area
• Storage building
• Covered patio

Tags

• COVERED PATIO
• PRIVATE FENCED BACKYARD
• STORAGE BUILDING
• SPACIOUS LIVING AREA
• DEDICATED DINING SPACE

Property features AI

Finance

• Other: Directions: From Cherry Ridge Road turn onto Poplar Drive then take the first right onto Oak Drive.
• HOA & community: No association amenities

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site built); One story with entry at level 1
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Landscaped and cleared yard; Paved road access; On-site storage structure

Interior

• Kitchen: Microwave; Range hood; Electric range; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fan(s); Double pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#425 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D, health & safety D, crime F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $636 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $42k; list at $92k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1977 — 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: 1.19% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $84,904
• List price: $92,000
• Delta: 8.36%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.25×
• Total profit: $6,351
• Equity at exit: $17,431

10-year hold

• IRR: 13.9%
• Equity multiple: 2.22×
• Total profit: $31,460
• Equity at exit: $14,482

Cash invested: $25,760 (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 71220

• Home prices YoY: -1.2%
• Active inventory: 92
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $279

Break-even live

Break-even rent $737

Max offer price $92,000

Occupancy floor 69%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $92,000 Pending 50 DOM
2. 2026-06-16
   days on market $92,000 Active 50 DOM
3. 2026-06-15
   days on market $92,000 Active 49 DOM
4. 2026-06-14
   days on market $92,000 Active 47 DOM
5. 2026-06-13
   days on market $92,000 Active 46 DOM
6. 2026-06-10
   days on market $92,000 Active 44 DOM
7. 2026-06-09
   days on market $92,000 Active 43 DOM
8. 2026-06-08
   days on market $92,000 Active 42 DOM
9. 2026-06-07
   days on market $92,000 Active 41 DOM
10. 2026-06-05
    days on market $92,000 Active 38 DOM
11. 2026-06-03
    days on market $92,000 Active 37 DOM
12. 2026-06-02
    days on market $92,000 Active 36 DOM
13. 2026-06-01
    days on market $92,000 Active 35 DOM
14. 2026-05-31
    days on market $92,000 Active 34 DOM
15. 2026-05-30
    days on market $92,000 Active 33 DOM
16. 2026-04-27
    listed $92,000 Active 537-char remark
17. 2025-09-13
    status Active
18. 2025-09-05
    status Pending
19. 2025-08-19
    listed $105,000 Active
20. 2020-12-17
    soldstatus

    Show marketing remark (359 chars)

    Country living with city convenience describe this home in the Bastrop area. This home offers 3 bedrooms, 1.5 baths, open kitchen/dining area, built-ins in the living room, covered patio, shop/storage building on a slab, and a large privacy fenced backyard. This house just needs a little TLC and your own personal touches to make it home. Check it out today!

21. 2020-12-17
    soldstatus $41,500

    Show marketing remark (359 chars)

    Country living with city convenience describe this home in the Bastrop area. This home offers 3 bedrooms, 1.5 baths, open kitchen/dining area, built-ins in the living room, covered patio, shop/storage building on a slab, and a large privacy fenced backyard. This house just needs a little TLC and your own personal touches to make it home. Check it out today!

22. 2019-03-18
    listed $49,500

    Show marketing remark (359 chars)

    Country living with city convenience describe this home in the Bastrop area. This home offers 3 bedrooms, 1.5 baths, open kitchen/dining area, built-ins in the living room, covered patio, shop/storage building on a slab, and a large privacy fenced backyard. This house just needs a little TLC and your own personal touches to make it home. Check it out today!

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $736 · $61/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 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $13,084
• − Mortgage interest: −$5,153
• − Property taxes: −$736
• − Insurance: −$460
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,676
• Taxable income: $1,965
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,879/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Bastrop

• Score: 50/100
• State rank: #425
• US rank: #25547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,426

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.10%
• Current HPI: 171.3272
• 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

+85.9% since first listed

8 events — show timeline

• 2026-06-16 Pending — NELABOR
• 2026-04-27 Listed $92,000 NELABOR
• 2025-09-13 Relisted — NELABOR
• 2025-09-05 Pending — NELABOR
• 2025-08-19 Listed $105,000 NELABOR
• 2020-12-17 Sold (Public Records) $41,500 Public Records
• 2020-12-17 Sold (MLS) — NELABOR
• 2019-03-18 Listed $49,500 NELABOR

Property tax history

+1.3%/yr

Latest (2024): $736 · +5.6% YoY. Source: county tax records.