3600 Highway 562 · Wisner, LA 71378

$53,000

3 bd · 1.0 ba · 1,540 sqft · SingleFamily · 38 Days on market

$34/sqft · 16% below area Est $63k · 16% under

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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
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Attention investors!! This home has great potential for someone looking to put in the work. Add it to your rental portfolio or fix it up and make it yours. The home is 3 bed, 1 bath with lots of potential. This is a dream for someone looking to fix and flip or make it their very own space. Additional 9 acres available behind the house.

Key facts

• Additional 9 acres
• 2 garage spots
• Listed 38 days

Tags

• ADDITIONAL 9 ACRES

Property features AI

Finance

• Other: Directions: From LA-15 turn onto LA-562 (Oak St). Home will be on your right beside a church (3616 LA-562).
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking
• Utilities: Public water; Septic tank; Natural gas available and connected
• Home design: Single-family residence; Site-built home; One level; Entry on level 1
• Construction: Brick veneer exterior; Pillar/post/pier foundation; Other roof
• Exterior features: No patio or porch; No fencing; Cleared lot

Interior

• Kitchen: Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $51k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#387 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($366 loan paydown + $2k appreciation (3.0% local appreciation)).
• Franklin 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,410 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.11% ✓
• Cap rate: 18.69%
• Cash-on-cash: 44.28%
• DSCR: 2.97
• GRM: 4.0

CMA / ARV

• ARV (median comp): $62,892
• List price: $53,000
• Delta: -15.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.6%
• Equity multiple: 3.78×
• Total profit: $41,258
• Equity at exit: $23,831

10-year hold

• IRR: 49.3%
• Equity multiple: 7.60×
• Total profit: $98,004
• Equity at exit: $36,727

Cash invested: $14,840 (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 71378

• Active inventory: 7
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $548

Break-even live

Break-even rent $425

Max offer price $53,000

Occupancy floor 46%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $53,000 Pending 38 DOM
2. 2026-06-17
   days on market $53,000 Active 38 DOM
3. 2026-06-16
   days on market $53,000 Active 37 DOM
4. 2026-06-15
   days on market $53,000 Active 36 DOM
5. 2026-06-13
   days on market $53,000 Active 34 DOM
6. 2026-06-12
   days on market $53,000 Active 33 DOM
7. 2026-06-09
   days on market $53,000 Active 30 DOM
8. 2026-06-08
   days on market $53,000 Active 29 DOM
9. 2026-06-07
   days on market $53,000 Active 28 DOM
10. 2026-06-07
    days on market $53,000 Active 27 DOM
11. 2026-06-04
    days on market $53,000 Active 24 DOM
12. 2026-06-02
    days on market $53,000 Active 23 DOM
13. 2026-06-01
    days on market $53,000 Active 22 DOM
14. 2026-05-31
    days on market $53,000 Active 21 DOM
15. 2026-05-31
    days on market $53,000 Active 20 DOM
16. 2026-05-16
    status Pending 337-char remark
17. 2026-04-28
    listed $53,000 Active 337-char remark
18. 2015-05-14
    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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 19 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: $13,417
• − Mortgage interest: −$2,969
• − Property taxes: −$428
• − Insurance: −$265
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,542
• Taxable income: $6,066
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,115/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Wisner

• Score: 54/100
• State rank: #387
• US rank: #24188

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): 2,187

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 36% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 0%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

5 events — show timeline

• 2026-06-17 Pending — NELABOR
• 2026-05-29 Relisted — NELABOR
• 2026-05-16 Pending — NELABOR
• 2026-04-28 Listed $53,000 NELABOR
• 2015-05-14 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $428 · +0.1% YoY. Source: county tax records.