1401 Eastland Ave · Ruston, LA 71270

$49,500

3 bd · 1.0 ba · 1,737 sqft · SingleFamily public records · 94 Days on market

Built 1942 $28/sqft · 71% below area ↓ 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing in Ruston, conveniently close to Louisiana Tech and Grambling State University! This home sits on a spacious, tree-shaded lot with a fenced backyard. It features three bedrooms, one bathroom, a large kitchen with a dining area, a roomy living space, and a bonus room that could easily serve as an extra bedroom. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. "Information regarding measurements, room sizes, lots sizes etc, provided for this listing is deemed reliable, but not guaranteed. "

Key facts

• Roomy living space
• Dining area
• Bonus room

Tags

• TREE SHADED LOT
• FENCED BACKYARD
• LARGE KITCHEN
• DINING AREA
• ROOMY LIVING SPACE
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 28.4% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,598/mo this rent would consume 52% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $45,045 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1942 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.23% ✓
• Cap rate: 28.43%
• Cash-on-cash: 79.05%
• DSCR: 4.52
• GRM: 2.6

CMA / ARV

• ARV (median comp): $173,059
• List price: $49,500
• Delta: -68.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Kenwood Dr	0.46mi	3/1.0	1,762 (+1%)	2mo	$171,000	$97	74
806 Eastland Ave	0.37mi	3/2.0	1,762 (+1%)	9mo	$92,500	$52	69
112 Biltmore St	0.50mi	3/2.0	1,750 (+1%)	7mo	$208,000	$119	66
1304 Lewis St	0.67mi	3/1.0	1,661 (-4%)	1mo	$110,000	$66	60
1815 E Georgia Ave	0.74mi	3/2.5	1,688 (-3%)	4mo	$289,000	$171	52
201 N Farmerville St	0.75mi	2/1.0 (-1)	1,632 (-6%)	16mo	$130,000	$80	37

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 · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 83.2%
• Equity multiple: 5.05×
• Total profit: $56,161
• Equity at exit: $7,381

10-year hold

• IRR: 87.4%
• Equity multiple: 11.85×
• Total profit: $150,414
• Equity at exit: $4,280

Cash invested: $13,860 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$260
• Tax from tax record: −$69 /mo · $834/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $913

Break-even live

Break-even rent $443

Max offer price $49,500

Occupancy floor 38%

Sensitivity live

Price	-10% $941	-5% $927	+0% $913	+5% $899	+10% $885
Rent	-10% $787	-5% $850	+0% $913	+5% $976	+10% $1,039
Rate	-1.0pp $938	-0.5pp $926	base $913	+0.5pp $900	+1.0pp $887

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	44d	1	1.22mi
102 E Charlotte Ave Ruston, LA	2.0	1.0	1065	$750	$0.70	44d	1	1.36mi
209 Goode Ave Ruston, LA	3.0	2.0	1600	$2,100	$1.31	44d	1	1.40mi
107 N Homer St Unit 1 Ruston, LA	2.0	2.0	1150	$2,750	$2.39	44d	1	1.45mi
107 N Homer St Unit 10 Ruston, LA	2.0	2.0	1190	$1,450	$1.22	44d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   pricedays on market $49,500 Active 94 DOM
2. 2026-06-19
   days on market $55,000 Active 92 DOM
3. 2026-06-18
   days on market $55,000 Active 91 DOM
4. 2026-06-17
   days on market $55,000 Active 90 DOM
5. 2026-06-16
   days on market $55,000 Active 89 DOM
6. 2026-06-15
   days on market $55,000 Active 88 DOM
7. 2026-06-14
   days on market $55,000 Active 86 DOM
8. 2026-06-12
   days on market $55,000 Active 85 DOM
9. 2026-06-09
   days on market $55,000 Active 82 DOM
10. 2026-06-08
    days on market $55,000 Active 81 DOM
11. 2026-06-07
    days on market $55,000 Active 80 DOM
12. 2026-06-05
    days on market $55,000 Active 77 DOM
13. 2026-06-03
    days on market $55,000 Active 76 DOM
14. 2026-06-02
    days on market $55,000 Active 75 DOM
15. 2026-06-01
    days on market $55,000 Active 74 DOM
16. 2026-05-31
    days on market $55,000 Active 73 DOM
17. 2026-05-30
    days on market $55,000 Active 72 DOM
18. 2026-05-19
    price $55,000 678-char remark

    Show marketing remark (678 chars)

    New listing in Ruston, conveniently close to Louisiana Tech and Grambling State University! This home sits on a spacious, tree-shaded lot with a fenced backyard. It features three bedrooms, one bathroom, a large kitchen with a dining area, a roomy living space, and a bonus room that could easily serve as an extra bedroom. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. "Information regarding measurements, room sizes, lots sizes etc, provided for this listing is deemed reliable, but not guaranteed. "

19. 2026-04-19
    price $57,500 678-char remark

    Show marketing remark (678 chars)

    New listing in Ruston, conveniently close to Louisiana Tech and Grambling State University! This home sits on a spacious, tree-shaded lot with a fenced backyard. It features three bedrooms, one bathroom, a large kitchen with a dining area, a roomy living space, and a bonus room that could easily serve as an extra bedroom. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. "Information regarding measurements, room sizes, lots sizes etc, provided for this listing is deemed reliable, but not guaranteed. "

20. 2026-03-18
    listed $60,000 Active 678-char remark

    Show marketing remark (678 chars)

    New listing in Ruston, conveniently close to Louisiana Tech and Grambling State University! This home sits on a spacious, tree-shaded lot with a fenced backyard. It features three bedrooms, one bathroom, a large kitchen with a dining area, a roomy living space, and a bonus room that could easily serve as an extra bedroom. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. "Information regarding measurements, room sizes, lots sizes etc, provided for this listing is deemed reliable, but not guaranteed. "

21. 2025-09-26
    soldstatus $57,509
22. 2013-05-24
    soldstatus $78,000

ⓘ 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: $834 · $69/mo
• Projected year-2 tax: $834 · $69/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $19,181
• − Mortgage interest: −$2,773
• − Property taxes: −$834
• − Insurance: −$248
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$1,440
• Taxable income: $10,818
• Est. tax owed @ 24.0%: −$2,596
• After-tax cash flow: $8,361/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

-29.5% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $55,000 NELABOR
• 2026-04-19 Price Changed $57,500 NELABOR
• 2026-03-18 Listed $60,000 NELABOR
• 2025-09-26 Sold (Public Records) $57,509 Public Records
• 2013-05-24 Sold (Public Records) $78,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $834 · +0.0% YoY. Source: county tax records.