205 Lake St · Mooringsport, LA 71060

$95,000

2 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 57 Days on market

Built 1940 0.54 ac lot $79/sqft · 8% above area Est $88k · 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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Appreciation +5.7/10.0
• ARV discount +4.1/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Lake views, extra space, and small-town charm come together in this Mooringsport property. Situated on a double lot with two parcel numbers, this home offers added flexibility and room to spread out. The second lot includes rear access from Mooring Street with a separate driveway—ideal for boat or RV parking. Located within walking distance to the boat launch and downtown, this is a great spot for those who enjoy being near the water. Inside, you’ll find original wood flooring and a functional layout with two living areas, a formal dining room, and a family room that includes space for a home office. The layout offers flexibility for everyday living, entertaining, or working from home. Recent updates include new PEX plumbing and an updated electrical panel with GFCI breakers (2024), along with a new gas range and dishwasher. The exterior was freshly painted in 2024 with long-lasting paint, while major components include a roof and HVAC system from 2014 and a water heater from 2016. The front porch is ready to be screened in, creating a great space to relax and enjoy the surroundings. The large backyard offers plenty of room for outdoor activities, gardening, or expansion. Additional features include city water and sewer, AEP electric, Delta gas, and Sparklight internet, phone, and cable services, along with operational gas wall heaters that provide a reliable backup heat source during winter power outages. This property is not located in a flood zone.

Key facts

• Lake views
• Boat or rv parking
• Double lot

Tags

• LAKE VIEWS
• DOUBLE LOT
• REAR ACCESS
• BOAT OR RV PARKING
• ORIGINAL WOOD FLOORING
• TWO LIVING AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#416 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools C-, crime F, amenities F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 27 active listings in the ZIP; 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.5% local appreciation)).
• Caddo County population projected at -15% 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1940 — 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. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $88,288
• List price: $95,000
• Delta: 7.60%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Greenwood St	0.11mi	2/1.0	1,070 (-11%)	3mo	$99,000	$93	74
437 Weston St	0.27mi	3/1.0 (+1)	1,186 (-1%)	14mo	$149,900	$126	68
103 W Howard St	0.51mi	3/1.0 (+1)	1,203 (0%)	13mo	$25,000	$21	61
507 Pickering St	0.47mi	3/1.5 (+1)	1,160 (-4%)	11mo	$127,000	$109	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.83×
• Total profit: $22,160
• Equity at exit: $34,821

10-year hold

• IRR: 18.8%
• Equity multiple: 3.38×
• Total profit: $63,229
• Equity at exit: $48,182

Cash invested: $26,600 (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 71060

• Home prices YoY: 1.4%
• Active inventory: 27
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $285

Break-even live

Break-even rent $734

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $339	-5% $312	+0% $285	+5% $258	+10% $231
Rent	-10% $199	-5% $242	+0% $285	+5% $329	+10% $372
Rate	-1.0pp $333	-0.5pp $309	base $285	+0.5pp $261	+1.0pp $236

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $95,000 Active 57 DOM
2. 2026-06-17
   days on market $95,000 Active 56 DOM
3. 2026-06-16
   days on market $95,000 Active 55 DOM
4. 2026-06-15
   days on market $95,000 Active 54 DOM
5. 2026-06-14
   days on market $95,000 Active 52 DOM
6. 2026-06-13
   days on market $95,000 Active 51 DOM
7. 2026-06-10
   days on market $95,000 Active 49 DOM
8. 2026-06-09
   days on market $95,000 Active 48 DOM
9. 2026-06-08
   days on market $95,000 Active 47 DOM
10. 2026-06-07
    days on market $95,000 Active 46 DOM
11. 2026-06-05
    days on market $95,000 Active 43 DOM
12. 2026-06-03
    days on market $95,000 Active 42 DOM
13. 2026-06-02
    days on market $95,000 Active 41 DOM
14. 2026-06-01
    days on market $95,000 Active 40 DOM
15. 2026-05-31
    days on market $95,000 Active 39 DOM
16. 2026-05-30
    remarks 699-char remark
17. 2026-05-30
    days on market $95,000 Active 38 DOM
18. 2026-05-04
    price $95,000 1487-char remark

    Show marketing remark (1487 chars)

    Lake views, extra space, and small-town charm come together in this Mooringsport property. Situated on a double lot with two parcel numbers, this home offers added flexibility and room to spread out. The second lot includes rear access from Mooring Street with a separate driveway—ideal for boat or RV parking. Located within walking distance to the boat launch and downtown, this is a great spot for those who enjoy being near the water. Inside, you’ll find original wood flooring and a functional layout with two living areas, a formal dining room, and a family room that includes space for a home office. The layout offers flexibility for everyday living, entertaining, or working from home. Recent updates include new PEX plumbing and an updated electrical panel with GFCI breakers (2024), along with a new gas range and dishwasher. The exterior was freshly painted in 2024 with long-lasting paint, while major components include a roof and HVAC system from 2014 and a water heater from 2016. The front porch is ready to be screened in, creating a great space to relax and enjoy the surroundings. The large backyard offers plenty of room for outdoor activities, gardening, or expansion. Additional features include city water and sewer, AEP electric, Delta gas, and Sparklight internet, phone, and cable services, along with operational gas wall heaters that provide a reliable backup heat source during winter power outages. This property is not located in a flood zone.

19. 2026-04-22
    listed $105,000 Active 1487-char remark

    Show marketing remark (1487 chars)

    Lake views, extra space, and small-town charm come together in this Mooringsport property. Situated on a double lot with two parcel numbers, this home offers added flexibility and room to spread out. The second lot includes rear access from Mooring Street with a separate driveway—ideal for boat or RV parking. Located within walking distance to the boat launch and downtown, this is a great spot for those who enjoy being near the water. Inside, you’ll find original wood flooring and a functional layout with two living areas, a formal dining room, and a family room that includes space for a home office. The layout offers flexibility for everyday living, entertaining, or working from home. Recent updates include new PEX plumbing and an updated electrical panel with GFCI breakers (2024), along with a new gas range and dishwasher. The exterior was freshly painted in 2024 with long-lasting paint, while major components include a roof and HVAC system from 2014 and a water heater from 2016. The front porch is ready to be screened in, creating a great space to relax and enjoy the surroundings. The large backyard offers plenty of room for outdoor activities, gardening, or expansion. Additional features include city water and sewer, AEP electric, Delta gas, and Sparklight internet, phone, and cable services, along with operational gas wall heaters that provide a reliable backup heat source during winter power outages. This property is not located in a flood zone.

20. 2025-11-19
    historical
21. 2025-07-29
    price $139,900
22. 2025-07-09
    price $147,900
23. 2025-05-21
    listed $149,900 Active
24. 2025-05-15
    historical
25. 2025-05-13
    status Active
26. 2025-05-12
    historical
27. 2024-11-20
    listed $160,000 Active
28. 2016-02-01
    soldstatus $75,000
29. 2005-03-18
    soldstatus

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$17/yr (+$1/mo · 3.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,142
• − Mortgage interest: −$5,321
• − Property taxes: −$506
• − Insurance: −$475
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,764
• Taxable income: $1,973
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $2,949/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: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Mooringsport

• Score: 52/100
• State rank: #416
• US rank: #25124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mooringsport, LA
• Population (ZIP): 2,496

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 2% Iranian 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.48%
• Current HPI: 107.4022
• 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

+26.7% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $95,000 NTREIS
• 2026-04-22 Listed $105,000 NTREIS
• 2025-11-19 Listing Removed — NTREIS
• 2025-07-29 Price Changed $139,900 NTREIS
• 2025-07-09 Price Changed $147,900 NTREIS
• 2025-05-21 Listed $149,900 NTREIS
• 2025-05-15 Listing Removed — NTREIS
• 2025-05-13 Relisted — NTREIS
• 2025-05-12 Listing Removed — NTREIS
• 2024-11-20 Listed $160,000 NTREIS
• 2016-02-01 Sold (Public Records) $75,000 Public Records
• 2005-03-18 Sold (Public Records) — Public Records

Property tax history

+16.9%/yr

Latest (2025): $506 · +0.3% YoY. Source: county tax records.