110 Pinkie St · Richmond, LA 71282

$98,500

3 bd · 1.5 ba · 1,256 sqft · SingleFamily · 113 Days on market

0.43 ac lot $78/sqft · 56% above 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 +6.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

THIS IS A GREAT STARTER HOME OR INVESTMENT PROPERTY IN THE VILLAGE OF RICHMOND; in the Tallulah Micropolitan Statistical Area. This home has been well kept; well insulated; ceramic tile floors in the kitchen/breakfast area and utility room. Tri-Coil 3-Ton HVAC system with new thermostat; newer roof; 46 x 10 covered patio; 10 x 20 outside storage building; 19 x 20 detached carport. This home is move-in ready and HAS AN ADDITIONAL LOT NEXT DOOR THAT GOES WITH THIS SALE. One nice home; 2 separate lots. GREAT VALUE!! MOTIVATED SELLER!! MAKE AN OFFER!!

Key facts

• 0.43 acre lot
• Garage
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $98k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#392 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — 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.
• Zoned schools: Tallulah Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 346 students, 90% FRL); Madison Middle School (math 8% / reading 12%, grade F, #202 of 218 statewide, top 93%, 244 students, 88% FRL); Madison High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 364 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($681 loan paydown + $2k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $98k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $89,635 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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: 2.55% ✓
• Cap rate: 22.58%
• Cash-on-cash: 58.18%
• DSCR: 3.59
• GRM: 3.3

CMA / ARV

• ARV (median comp): $63,243
• List price: $98,500
• Delta: 55.75%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Florida St	0.50mi	3/2.0	1,317 (+5%)	14mo	$80,000	$61	55
106 Magnolia St	0.54mi	3/2.0	1,441 (+15%)	22mo	$130,000	$90	30

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

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.0%
• Equity multiple: 4.32×
• Total profit: $91,590
• Equity at exit: $38,481

10-year hold

• IRR: 62.4%
• Equity multiple: 8.75×
• Total profit: $213,832
• Equity at exit: $55,130

Cash invested: $27,580 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,337

Break-even live

Break-even rent $818

Max offer price $98,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,393	-5% $1,365	+0% $1,337	+5% $1,309	+10% $1,281
Rent	-10% $1,139	-5% $1,238	+0% $1,337	+5% $1,436	+10% $1,536
Rate	-1.0pp $1,387	-0.5pp $1,362	base $1,337	+0.5pp $1,312	+1.0pp $1,286

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $98,500 Pending 113 DOM
2. 2026-06-02
   days on market $98,500 Active 113 DOM
3. 2026-06-01
   days on market $98,500 Active 112 DOM
4. 2026-05-31
   days on market $98,500 Active 111 DOM
5. 2026-05-30
   days on market $98,500 Active 110 DOM
6. 2026-05-01
   price $110,000 555-char remark

   Show marketing remark (555 chars)

   THIS IS A GREAT STARTER HOME OR INVESTMENT PROPERTY IN THE VILLAGE OF RICHMOND; in the Tallulah Micropolitan Statistical Area. This home has been well kept; well insulated; ceramic tile floors in the kitchen/breakfast area and utility room. Tri-Coil 3-Ton HVAC system with new thermostat; newer roof; 46 x 10 covered patio; 10 x 20 outside storage building; 19 x 20 detached carport. This home is move-in ready and HAS AN ADDITIONAL LOT NEXT DOOR THAT GOES WITH THIS SALE. One nice home; 2 separate lots. GREAT VALUE!! MOTIVATED SELLER!! MAKE AN OFFER!!

7. 2026-03-18
   price $120,000 555-char remark

   Show marketing remark (555 chars)

   THIS IS A GREAT STARTER HOME OR INVESTMENT PROPERTY IN THE VILLAGE OF RICHMOND; in the Tallulah Micropolitan Statistical Area. This home has been well kept; well insulated; ceramic tile floors in the kitchen/breakfast area and utility room. Tri-Coil 3-Ton HVAC system with new thermostat; newer roof; 46 x 10 covered patio; 10 x 20 outside storage building; 19 x 20 detached carport. This home is move-in ready and HAS AN ADDITIONAL LOT NEXT DOOR THAT GOES WITH THIS SALE. One nice home; 2 separate lots. GREAT VALUE!! MOTIVATED SELLER!! MAKE AN OFFER!!

8. 2026-02-04
   listed $125,000 Active 555-char remark

   Show marketing remark (555 chars)

   THIS IS A GREAT STARTER HOME OR INVESTMENT PROPERTY IN THE VILLAGE OF RICHMOND; in the Tallulah Micropolitan Statistical Area. This home has been well kept; well insulated; ceramic tile floors in the kitchen/breakfast area and utility room. Tri-Coil 3-Ton HVAC system with new thermostat; newer roof; 46 x 10 covered patio; 10 x 20 outside storage building; 19 x 20 detached carport. This home is move-in ready and HAS AN ADDITIONAL LOT NEXT DOOR THAT GOES WITH THIS SALE. One nice home; 2 separate lots. GREAT VALUE!! MOTIVATED SELLER!! MAKE AN OFFER!!

9. 2007-04-09
   soldstatus $60,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $30,134
• − Mortgage interest: −$5,518
• − Property taxes: −$1,068
• − Insurance: −$492
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$2,865
• Taxable income: $15,369
• Est. tax owed @ 24.0%: −$3,689
• After-tax cash flow: $12,358/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Richmond

• Score: 53/100
• State rank: #392
• US rank: #24506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

+83.3% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $110,000 NELABOR
• 2026-03-18 Price Changed $120,000 NELABOR
• 2026-02-04 Listed $125,000 NELABOR
• 2007-04-09 Sold (Public Records) $60,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,068 · -4.2% YoY. Source: county tax records.