609 Joe Frazier Rd · Calvin, LA 71483

$55,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily · 142 Days on market

1.25 ac lot $40/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great investment opportunity! This 3-bedroom, 1-bath fixer-upper offers strong potential as a rental or value-add project. The home is being sold as is and sits on approximately 1.25 acres, with the option to purchase additional acreage up to 16 acres. The property features beautiful land with scattered hardwoods and pine trees, offering both privacy and natural appeal. Call today for more information or to schedule a showing.

Key facts

• 1.25 acre lot
• Garage
• Listed 141 days

Tags

• APPROXIMATELY 1.25 ACRES
• LARGE HARDWOOD AND PINE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#299 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Winnfield Primary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 454 students, 74% FRL); Winnfield Middle School (math 14% / reading 30%, grade F, #153 of 218 statewide, top 72%, 345 students, 73% FRL); Winnfield High School (math 44% / reading 32%, grade F, #89 of 265 statewide, top 33%, 371 students, 66% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.93% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.01%
• DSCR: 2.78
• GRM: 4.3

CMA / ARV

• ARV (median comp): $113,443
• List price: $55,000
• Delta: -51.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 3.59×
• Total profit: $39,858
• Equity at exit: $25,311

10-year hold

• IRR: 45.3%
• Equity multiple: 7.19×
• Total profit: $95,368
• Equity at exit: $39,465

Cash invested: $15,400 (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 71483

• Home prices YoY: 3.9%
• Active inventory: 29
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $513

Break-even live

Break-even rent $412

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $545	-5% $529	+0% $513	+5% $498	+10% $482
Rent	-10% $430	-5% $472	+0% $513	+5% $555	+10% $597
Rate	-1.0pp $541	-0.5pp $527	base $513	+0.5pp $499	+1.0pp $485

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $55,000 Active 142 DOM
2. 2026-06-21
   days on market $55,000 Active 141 DOM
3. 2026-06-18
   days on market $55,000 Active 139 DOM
4. 2026-06-17
   days on market $55,000 Active 138 DOM
5. 2026-06-16
   days on market $55,000 Active 137 DOM
6. 2026-06-15
   days on market $55,000 Active 136 DOM
7. 2026-06-13
   days on market $55,000 Active 134 DOM
8. 2026-06-12
   days on market $55,000 Active 133 DOM
9. 2026-06-09
   days on market $55,000 Active 130 DOM
10. 2026-06-08
    days on market $55,000 Active 129 DOM
11. 2026-06-07
    days on market $55,000 Active 128 DOM
12. 2026-06-07
    days on market $55,000 Active 127 DOM
13. 2026-06-04
    days on market $55,000 Active 124 DOM
14. 2026-06-02
    days on market $55,000 Active 123 DOM
15. 2026-06-01
    days on market $55,000 Active 122 DOM
16. 2026-05-31
    days on market $55,000 Active 121 DOM
17. 2026-05-31
    days on market $55,000 Active 120 DOM
18. 2026-01-27
    listed $55,000 Active 430-char remark

    Show marketing remark (430 chars)

    Great investment opportunity! This 3-bedroom, 1-bath fixer-upper offers strong potential as a rental or value-add project. The home is being sold as is and sits on approximately 1.25 acres, with the option to purchase additional acreage up to 16 acres. The property features beautiful land with scattered hardwoods and pine trees, offering both privacy and natural appeal. Call today for more information or to schedule a showing.

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$138/yr (+$11/mo · 83.4%)

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

Taxation est. · year 1

• Rental income: $12,738
• − Mortgage interest: −$3,081
• − Property taxes: −$165
• − Insurance: −$275
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$1,600
• Taxable income: $5,579
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $4,823/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Calvin

• Score: 58/100
• State rank: #299
• US rank: #21067

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

• City population: 83
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

1 event — show timeline

• 2026-01-27 Listed $55,000 NELABOR

Property tax history

+2.9%/yr

Latest (2025): $165 · +0.0% YoY. Source: county tax records.