17146 Highway 9 · Arcadia, LA 71001

$125,000

3 bd · 1.0 ba · 2,010 sqft · SingleFamily · 26 Days on market

11 ac lot ↓ 4% since listing

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Appreciation +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

3~bedroom, 1~bath home situated on approximately 10.66 acres in Arcadia!! This property offers a great opportunity for an investor, fixer~upper project, or buyer looking for acreage with potential. The home features a traditional layout with a covered front porch and fireplace. The wooded acreage provides privacy and plenty of room to enjoy country living. Conveniently located just north of Arcadia off Highway 9. With some updates and vision, this property could make a great investment or personal homeplace. Sold as~is. .

Key facts

• Covered front porch
• Wooded acreage
• Conveniently located

Tags

• COVERED FRONT PORCH
• WOODED ACREAGE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: Well and private water (listed also as public); Septic tank; Natural gas not available
• Home design: Single-family residence, site-built; One story; Entry at level 1
• Construction: Vinyl siding; Pillar/post/pier foundation; Asphalt roof; Built on site
• Exterior features: Covered patio/porch; Wooded lot

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (0.9% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#266 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: housing C-, schools D, health & safety D.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — 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: 8 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Claiborne County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.07×
• Total profit: $2,287
• Equity at exit: $27,047

10-year hold

• IRR: 8.8%
• Equity multiple: 1.80×
• Total profit: $27,917
• Equity at exit: $25,816

Cash invested: $35,000 (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 71001

• Home prices YoY: -1.7%
• Active inventory: 8
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $231

Break-even live

Break-even rent $946

Max offer price $125,000

Occupancy floor 76%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $125,000 Active 26 DOM
2. 2026-06-17
   days on market $125,000 Active 25 DOM
3. 2026-06-16
   days on market $125,000 Active 24 DOM
4. 2026-06-15
   days on market $125,000 Active 23 DOM
5. 2026-06-13
   days on market $125,000 Active 21 DOM
6. 2026-06-12
   days on market $125,000 Active 20 DOM
7. 2026-06-09
   days on market $125,000 Active 17 DOM
8. 2026-06-08
   days on market $125,000 Active 16 DOM
9. 2026-06-07
   days on market $125,000 Active 15 DOM
10. 2026-06-07
    days on market $125,000 Active 14 DOM
11. 2026-06-04
    days on market $125,000 Active 11 DOM
12. 2026-06-02
    days on market $125,000 Active 10 DOM
13. 2026-06-01
    days on market $125,000 Active 9 DOM
14. 2026-05-31
    days on market $125,000 Active 8 DOM
15. 2026-05-31
    remarks 527-char remark
16. 2026-05-31
    days on market $125,000 Active 7 DOM
17. 2026-05-22
    listed $125,000 Active
18. 2024-09-05
    price $123,000
19. 2024-05-23
    listed $130,000 Active

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$209/yr (+$17/mo · 43.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $14,858
• − Mortgage interest: −$7,002
• − Property taxes: −$479
• − Insurance: −$625
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$3,636
• Taxable income: $739
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,591/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Arcadia

• Score: 60/100
• State rank: #266
• US rank: #19522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,209

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 60% White 29% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.53%
• Current HPI: 90.1646
• 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

-3.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $125,000 NELABOR
• 2024-09-05 Price Changed $123,000 NELABOR
• 2024-05-23 Listed $130,000 NELABOR

Property tax history

+3.7%/yr

Latest (2025): $479 · +12.6% YoY. Source: county tax records.