918 W 10th St · Bogalusa, LA 70427

$63,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily · 56 Days on market

Built 1960 $47/sqft · 22% below area Est $80k · 22% under ↓ 9% 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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring this Craftsman Style Home back to life with a little work! It could be your diamond in the rough just waiting to be restored! This 2 Bedroom, 1 1/2 Bath has 10 ft ceilings throughout, wood floors, dining room just off kitchen and connected to the living area, some renovations were stared on bathroom that just needs some finishings, the 1/2 bath is located off the kitchen area in the huge laundry room. Includes an impressive 30X30 Workshop and additional buildings for tractors, RV, and a Craft Room on a fenced-in oversized lot. Being sold as is. Inspections for buyer information only. Seller will make no repairs

Key facts

• 10 ft ceilings
• Craftsman style home
• Wood floors

Tags

• CRAFTSMAN STYLE HOME
• 10 FT CEILINGS
• WOOD FLOORS
• DINING ROOM
• HUGE LAUNDRY ROOM
• 30X30 WORKSHOP

Property features AI

Exterior

• Parking: Detached 2 spaces
• Security: Closed-circuit camera(s)
• Utilities: Public water; Public sewer
• Home design: Single-story; Age estimated by seller
• Construction: Wood siding exterior; Metal roof; Slab foundation
• Exterior features: Fence; Barn(s); Shed(s); Workshop; Closed-circuit camera(s)

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit(s) for cooling; Has cooling
• Interior features: Total of 8 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $61k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -16% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $61,110 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1960 — 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: 2.22% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.94%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (median comp): $80,273
• List price: $63,000
• Delta: -21.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1430 Avenue J Ave	0.54mi	2/2.0	1,360 (+1%)	3mo	$135,000	$99	68
731 Ave. I Ave	0.30mi	3/1.0 (+1)	1,384 (+3%)	10mo	$69,000	$50	65
1043 G Ave	0.19mi	2/1.0	1,417 (+5%)	21mo	$85,000	$60	63
936 Avenue L Ave	0.22mi	3/1.5 (+1)	1,518 (+13%)	7mo	$48,000	$32	57
201 Patterson Dr	0.69mi	2/2.0	1,400 (+4%)	5mo	$158,900	$114	55
1251 W 8th St	0.40mi	3/2.0 (+1)	1,200 (-11%)	6mo	$40,500	$34	52
916 W 5th St	0.62mi	3/2.0 (+1)	1,439 (+7%)	2mo	$120,000	$83	51
718 Avenue J	0.34mi	3/2.0 (+1)	1,535 (+14%)	4mo	$157,750	$103	50
609 Avenue D Ave	0.59mi	3/2.0 (+1)	1,417 (+5%)	10mo	$14,000	$10	48
810 Ave Ave E	0.38mi	3/1.5 (+1)	1,176 (-12%)	23mo	$80,000	$68	37
817 Ave D	0.40mi	3/2.0 (+1)	1,200 (-11%)	23mo	$60,000	$50	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.02×
• Total profit: $35,606
• Equity at exit: $9,394

10-year hold

• IRR: 52.3%
• Equity multiple: 6.10×
• Total profit: $89,974
• Equity at exit: $5,447

Cash invested: $17,640 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$29 /mo · $349/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $719

Break-even live

Break-even rent $488

Max offer price $63,000

Occupancy floor 44%

Sensitivity live

Price	-10% $755	-5% $737	+0% $719	+5% $702	+10% $684
Rent	-10% $609	-5% $664	+0% $719	+5% $775	+10% $830
Rate	-1.0pp $751	-0.5pp $736	base $719	+0.5pp $703	+1.0pp $687

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $63,000 Active 56 DOM
2. 2026-06-17
   days on market $63,000 Active 55 DOM
3. 2026-06-16
   days on market $63,000 Active 54 DOM
4. 2026-06-15
   days on market $63,000 Active 53 DOM
5. 2026-06-13
   days on market $63,000 Active 51 DOM
6. 2026-06-12
   days on market $63,000 Active 50 DOM
7. 2026-06-09
   days on market $63,000 Active 47 DOM
8. 2026-06-08
   days on market $63,000 Active 46 DOM
9. 2026-06-07
   days on market $63,000 Active 45 DOM
10. 2026-06-05
    days on market $63,000 Active 43 DOM
11. 2026-06-04
    days on market $63,000 Active 41 DOM
12. 2026-06-02
    days on market $63,000 Active 40 DOM
13. 2026-06-01
    days on market $63,000 Active 39 DOM
14. 2026-05-31
    days on market $63,000 Active 38 DOM
15. 2026-05-31
    days on market $63,000 Active 37 DOM
16. 2026-05-18
    price $63,000 624-char remark

    Show marketing remark (624 chars)

    Bring this Craftsman Style Home back to life with a little work! It could be your diamond in the rough just waiting to be restored! This 2 Bedroom, 1 1/2 Bath has 10 ft ceilings throughout, wood floors, dining room just off kitchen and connected to the living area, some renovations were stared on bathroom that just needs some finishings, the 1/2 bath is located off the kitchen area in the huge laundry room. Includes an impressive 30X30 Workshop and additional buildings for tractors, RV, and a Craft Room on a fenced-in oversized lot. Being sold as is. Inspections for buyer information only. Seller will make no repairs

17. 2026-05-18
    price $63,000 627-char remark

    Show marketing remark (624 chars)

    Bring this Craftsman Style Home back to life with a little work! It could be your diamond in the rough just waiting to be restored! This 2 Bedroom, 1 1/2 Bath has 10 ft ceilings throughout, wood floors, dining room just off kitchen and connected to the living area, some renovations were stared on bathroom that just needs some finishings, the 1/2 bath is located off the kitchen area in the huge laundry room. Includes an impressive 30X30 Workshop and additional buildings for tractors, RV, and a Craft Room on a fenced-in oversized lot. Being sold as is. Inspections for buyer information only. Seller will make no repairs

18. 2026-04-23
    listed $69,000 Active 624-char remark

    Show marketing remark (624 chars)

    Bring this Craftsman Style Home back to life with a little work! It could be your diamond in the rough just waiting to be restored! This 2 Bedroom, 1 1/2 Bath has 10 ft ceilings throughout, wood floors, dining room just off kitchen and connected to the living area, some renovations were stared on bathroom that just needs some finishings, the 1/2 bath is located off the kitchen area in the huge laundry room. Includes an impressive 30X30 Workshop and additional buildings for tractors, RV, and a Craft Room on a fenced-in oversized lot. Being sold as is. Inspections for buyer information only. Seller will make no repairs

19. 2026-04-23
    listed $69,000 Active 627-char remark

    Show marketing remark (624 chars)

    Bring this Craftsman Style Home back to life with a little work! It could be your diamond in the rough just waiting to be restored! This 2 Bedroom, 1 1/2 Bath has 10 ft ceilings throughout, wood floors, dining room just off kitchen and connected to the living area, some renovations were stared on bathroom that just needs some finishings, the 1/2 bath is located off the kitchen area in the huge laundry room. Includes an impressive 30X30 Workshop and additional buildings for tractors, RV, and a Craft Room on a fenced-in oversized lot. Being sold as is. Inspections for buyer information only. Seller will make no repairs

ⓘ 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: $349 · $29/mo
• Projected year-2 tax: $349 · $29/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,788
• − Mortgage interest: −$3,529
• − Property taxes: −$349
• − Insurance: −$315
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$1,833
• Taxable income: $8,076
• Est. tax owed @ 24.0%: −$1,938
• After-tax cash flow: $6,696/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: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

-8.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $63,000 AcadianaMLS
• 2026-05-18 Price Changed $63,000 GSREIN
• 2026-04-23 Listed $69,000 GSREIN
• 2026-04-23 Listed $69,000 AcadianaMLS

Property tax history

-0.4%/yr

Latest (2025): $349 · +0.3% YoY. Source: county tax records.