154 Church St · Campti, LA 71411

$90,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 11 Days on market

Built 1940 0.39 ac lot ↓ 18% 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +6.1/10.0
• 1% rule +5.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom, one bath, home in Campti Louisiana. Home is 1,056 sq ft on .39 acre lot. Property has been completely renovated and will qualify for a variety of loan applications.

Key facts

• 0.39 acre lot
• Built 1940
• Listed 10 days

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity available; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; One story; Built in 1940; Property is not attached
• Construction: Year built: 1940
• Exterior features: Lot under 0.5 acre (approximately 0.39 acres); Property located on Church St; directions: Hwy 71 to Edenborn St to Mill St to Church St

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Primary bedroom (1st floor) — 20 x 12; Bedroom (1st floor) — 12 x 16; Bedroom (1st floor) — 12 x 12
• Bathrooms: 1 full bathroom
• Interior features: Open floorplan; Eat-in kitchen; Cable TV available; High-speed internet available; One living area; One dining area; Total of 5 rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $90k).

Location & tenants

• Location reads 49/100 on livability (#434 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D-, amenities F, commute F.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.1% local appreciation)).
• Natchitoches County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $90,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.59×
• Total profit: $14,860
• Equity at exit: $36,086

10-year hold

• IRR: 13.7%
• Equity multiple: 2.86×
• Total profit: $46,863
• Equity at exit: $52,419

Cash invested: $25,200 (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 71411

• Home prices YoY: 2.5%
• Active inventory: 8
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $128

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 82%

Sensitivity live

Price	-10% $190	-5% $159	+0% $128	+5% $96	+10% $65
Rent	-10% $53	-5% $90	+0% $128	+5% $165	+10% $202
Rate	-1.0pp $173	-0.5pp $150	base $128	+0.5pp $104	+1.0pp $80

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $90,000 Active 11 DOM
2. 2026-06-18
   days on market $90,000 Active 10 DOM
3. 2026-06-17
   days on market $90,000 Active 9 DOM
4. 2026-06-16
   days on market $90,000 Active 8 DOM
5. 2026-06-15
   days on market $90,000 Active 7 DOM
6. 2026-06-14
   days on market $90,000 Active 5 DOM
7. 2026-06-12
   days on market $90,000 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $90,000 Active 1 DOM
9. 2026-06-08
   days on market $90,000 Active 183 DOM
10. 2026-06-07
    days on market $90,000 Active 182 DOM
11. 2026-06-07
    days on marketlisting id $90,000 Active 181 DOM
12. 2026-06-04
    days on market $90,000 Active 178 DOM
13. 2026-06-02
    days on market $90,000 Active 177 DOM
14. 2026-06-01
    days on market $90,000 Active 176 DOM
15. 2026-05-31
    days on market $90,000 Active 175 DOM
16. 2026-05-31
    days on market $90,000 Active 174 DOM
17. 2026-03-25
    price $90,000 179-char remark

    Show marketing remark (179 chars)

    Three bedroom, one bath, home in Campti Louisiana. Home is 1,056 sq ft on .39 acre lot. Property has been completely renovated and will qualify for a variety of loan applications.

18. 2026-03-25
    price $90,000 179-char remark

    Show marketing remark (179 chars)

    Three bedroom, one bath, home in Campti Louisiana. Home is 1,056 sq ft on .39 acre lot. Property has been completely renovated and will qualify for a variety of loan applications.

19. 2025-12-05
    listed $110,000 Active 179-char remark

    Show marketing remark (179 chars)

    Three bedroom, one bath, home in Campti Louisiana. Home is 1,056 sq ft on .39 acre lot. Property has been completely renovated and will qualify for a variety of loan applications.

20. 2025-12-05
    listed $110,000 Active 179-char remark

    Show marketing remark (179 chars)

    Three bedroom, one bath, home in Campti Louisiana. Home is 1,056 sq ft on .39 acre lot. Property has been completely renovated and will qualify for a variety of loan applications.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,385
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,618
• Taxable income: $104
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,506/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: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Campti

• Score: 49/100
• State rank: #434
• US rank: #25896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campti, LA
• Population (ZIP): 2,467

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 27% Native American 6% Two or more races 4%
• Common ancestry: Lithuanian 7% Slovak 5% Iranian 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.12%
• Current HPI: 86.558
• 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

-18.2% since first listed

6 events — show timeline

• 2026-06-08 Listed $90,000 NTREIS
• 2026-06-05 Listing Removed — NTREIS
• 2026-03-25 Price Changed $90,000 NTREIS
• 2026-03-25 Price Changed $90,000 AcadianaMLS
• 2025-12-05 Listed $110,000 AcadianaMLS
• 2025-12-05 Listed $110,000 NTREIS

Property tax history

+0.7%/yr

Latest (2025): $139 · -4.5% YoY. Source: county tax records.