151 Sardis Landing Rd · Farmerville, LA 71241

$175,000

3 bd · 1.0 ba · 1,040 sqft · Other public records · 28 Days on market

Built 1970 1.00 ac lot ↓ 8% 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve always wanted to have a camp or a home on Lake Darbonne and not break the bank, well, here’s your chance! Nice 2 bed 2 bath Cypress House on a nice sized lot with a two bay boathouse! There’s also a small building with a deck out over it. Priced at only $175,000! Inside is a nice wide open floor plan with the open kitchen/living room concept, and a fireplace and the middle! The master bedroom is tucked off by itself at the other end of the house, with nice windows overlooking the lake from your master bedroom! Nice sized master bathroom and closet. On the other end of the house is the second bedroom and second bathroom. Step out onto the back covered deck and as they say, let the world go by… This deck is big enough to host just about any size venue or gathering, but also nice and cozy for relaxation and great views of the lake! Fire up that BBQ grill or fry those fish that you just caught right out of the lake. Speaking of Fishing, this side is one of the better sides of Lake Darbonne on Fishing! Go down to the two bay boathouse hop into your boat and hit the lake! Don’t let this one slip away Real it in and set your appointment!

Key facts

• Two bay boathouse
• Great views of lake
• Back covered deck

Tags

• TWO BAY BOATHOUSE
• DECK OVERLOOKING LAKE
• BACK COVERED DECK
• GREAT VIEWS OF LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 111 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Union County population projected at -14% 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 1.13% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $3,109
• Equity at exit: $26,093

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $43,062
• Equity at exit: $15,131

Cash invested: $49,000 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $495

Break-even live

Break-even rent $1,348

Max offer price $175,000

Occupancy floor 70%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   soldstatus $166,000
2. 2026-04-30
   soldstatus Closed 1192-char remark

   Show marketing remark (1192 chars)

   If you’ve always wanted to have a camp or a home on Lake Darbonne and not break the bank, well, here’s your chance! Nice 2 bed 2 bath Cypress House on a nice sized lot with a two bay boathouse! There’s also a small building with a deck out over it. Priced at only $175,000! Inside is a nice wide open floor plan with the open kitchen/living room concept, and a fireplace and the middle! The master bedroom is tucked off by itself at the other end of the house, with nice windows overlooking the lake from your master bedroom! Nice sized master bathroom and closet. On the other end of the house is the second bedroom and second bathroom. Step out onto the back covered deck and as they say, let the world go by… This deck is big enough to host just about any size venue or gathering, but also nice and cozy for relaxation and great views of the lake! Fire up that BBQ grill or fry those fish that you just caught right out of the lake. Speaking of Fishing, this side is one of the better sides of Lake Darbonne on Fishing! Go down to the two bay boathouse hop into your boat and hit the lake! Don’t let this one slip away Real it in and set your appointment!

3. 2026-04-04
   status Pending
4. 2026-04-01
   status Pending 1192-char remark

   Show marketing remark (1192 chars)

   If you’ve always wanted to have a camp or a home on Lake Darbonne and not break the bank, well, here’s your chance! Nice 2 bed 2 bath Cypress House on a nice sized lot with a two bay boathouse! There’s also a small building with a deck out over it. Priced at only $175,000! Inside is a nice wide open floor plan with the open kitchen/living room concept, and a fireplace and the middle! The master bedroom is tucked off by itself at the other end of the house, with nice windows overlooking the lake from your master bedroom! Nice sized master bathroom and closet. On the other end of the house is the second bedroom and second bathroom. Step out onto the back covered deck and as they say, let the world go by… This deck is big enough to host just about any size venue or gathering, but also nice and cozy for relaxation and great views of the lake! Fire up that BBQ grill or fry those fish that you just caught right out of the lake. Speaking of Fishing, this side is one of the better sides of Lake Darbonne on Fishing! Go down to the two bay boathouse hop into your boat and hit the lake! Don’t let this one slip away Real it in and set your appointment!

5. 2026-03-07
   listed $175,000 Active
6. 2026-02-26
   listed $175,000 Active 1192-char remark

   Show marketing remark (1192 chars)

   If you’ve always wanted to have a camp or a home on Lake Darbonne and not break the bank, well, here’s your chance! Nice 2 bed 2 bath Cypress House on a nice sized lot with a two bay boathouse! There’s also a small building with a deck out over it. Priced at only $175,000! Inside is a nice wide open floor plan with the open kitchen/living room concept, and a fireplace and the middle! The master bedroom is tucked off by itself at the other end of the house, with nice windows overlooking the lake from your master bedroom! Nice sized master bathroom and closet. On the other end of the house is the second bedroom and second bathroom. Step out onto the back covered deck and as they say, let the world go by… This deck is big enough to host just about any size venue or gathering, but also nice and cozy for relaxation and great views of the lake! Fire up that BBQ grill or fry those fish that you just caught right out of the lake. Speaking of Fishing, this side is one of the better sides of Lake Darbonne on Fishing! Go down to the two bay boathouse hop into your boat and hit the lake! Don’t let this one slip away Real it in and set your appointment!

7. 2025-08-15
   listed $179,500 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: $895 · $75/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$68/yr (+$6/mo · 7.5%)

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

Taxation est. · year 1

• Rental income: $23,699
• − Mortgage interest: −$9,803
• − Property taxes: −$895
• − Insurance: −$875
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$5,091
• Taxable income: $3,244
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $5,161/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

-7.5% since first listed

7 events — show timeline

• 2026-05-04 Sold (Public Records) $166,000 Public Records
• 2026-04-30 Sold (MLS) — NELABOR
• 2026-04-04 Pending — NTREIS
• 2026-04-01 Pending — NELABOR
• 2026-03-07 Listed $175,000 NTREIS
• 2026-02-26 Listed $175,000 NELABOR
• 2025-08-15 Listed $179,500 NELABOR

Property tax history

+4.5%/yr

Latest (2025): $895 · +0.0% YoY. Source: county tax records.