325 E Oklahoma Ave · Vivian, LA 71082

$15,000

2 bd · 1.0 ba · 829 sqft · SingleFamily public records · 47 Days on market

Built 1955 7,405 sqft lot Est $22k · 30% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Perfect flip or rental!

Key facts

• 7,405 sq ft lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#370 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools C-, crime C-, 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: 22 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 $578 of equity ($104 loan paydown + $474 appreciation (3.2% 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 (3.2% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.66% ✓
• Cap rate: 50.33%
• Cash-on-cash: 157.29%
• DSCR: 8.00
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $21,554
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 E Bailey Ave	0.20mi	2/1.0	833 (+0%)	17mo	$12,900	$15	76
301 W Georgia Ave	0.55mi	2/1.0	848 (+2%)	19mo	$22,000	$26	55

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

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.81×
• Total profit: $37,022
• Equity at exit: $6,882

10-year hold

• IRR: —
• Equity multiple: 20.65×
• Total profit: $82,531
• Equity at exit: $10,713

Cash invested: $4,200 (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 71082

• Home prices YoY: 4.3%
• Active inventory: 22
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $849 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $551

Break-even live

Break-even rent $153

Max offer price $15,000

Occupancy floor 30%

Sensitivity live

Price	-10% $559	-5% $555	+0% $551	+5% $546	+10% $542
Rent	-10% $483	-5% $517	+0% $551	+5% $584	+10% $618
Rate	-1.0pp $558	-0.5pp $554	base $551	+0.5pp $547	+1.0pp $543

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-12-15
   status Pending
2. 2025-10-29
   listed $15,000 Active
3. 2025-09-30
   historical
4. 2025-03-28
   price $9,999
5. 2025-03-14
   listed $19,999 Active
6. 2024-12-31
   historical
7. 2024-09-20
   price $19,999
8. 2024-07-23
   price $23,000
9. 2024-05-30
   price $25,000
10. 2024-04-15
    listed $30,000 Active
11. 2023-08-02
    historical
12. 2023-03-15
    listed $30,000 Active
13. 2009-04-07
    soldstatus $15,000
14. 2006-06-08
    soldstatus
15. 2000-11-16
    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: $428 · $36/mo
• Projected year-2 tax: $428 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $10,194
• − Mortgage interest: −$840
• − Property taxes: −$428
• − Insurance: −$75
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$436
• Taxable income: $6,783
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $4,978/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 — Vivian

• Score: 55/100
• State rank: #370
• US rank: #23598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vivian, LA
• City population: 3,774
• Population (ZIP): 3,774

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: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Two or more races 3%
• Common ancestry: Lithuanian 2% Portuguese 1% Serbian 1%
• Foreign-born: 0%

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: ▲ 3.16%
• Current HPI: 76.973
• 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

+0.0% since first listed

15 events — show timeline

• 2025-12-15 Pending — NTREIS
• 2025-10-29 Listed $15,000 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-03-28 Price Changed $9,999 NTREIS
• 2025-03-14 Listed $19,999 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-09-20 Price Changed $19,999 NTREIS
• 2024-07-23 Price Changed $23,000 NTREIS
• 2024-05-30 Price Changed $25,000 NTREIS
• 2024-04-15 Listed $30,000 NTREIS
• 2023-08-02 Listing Removed — NTREIS
• 2023-03-15 Listed $30,000 NTREIS
• 2009-04-07 Sold (Public Records) $15,000 Public Records
• 2006-06-08 Sold (Public Records) — Public Records
• 2000-11-16 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $428 · +0.3% YoY. Source: county tax records.