649 Andrus St. St · Marksville, LA 71351

$60,000

2 bd · 1.0 ba · 768 sqft · SingleFamily · 260 Days on market

Built 1947 0.73 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This cozy cottage sits on a beautiful shaded . 75-acre lot with large trees, a detached two car carport, and separate storage shed. Windows have been updated and offer an abundance of natural light. Will work for a first-time home buyer, a downsize, or investment. All appliances including washer and dryer will remain.

Key facts

• Shaded lot
• Detached carport
• Updated windows

Tags

• SHADED LOT
• DETACHED CARPORT
• STORAGE SHED
• UPDATED WINDOWS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached parking
• Home design: Single-family residence
• Construction: Wood siding; Block and frame construction; Metal roof
• Exterior features: Chain link fencing; Workshop; Acreage

Interior

• Kitchen: Refrigerator
• Bedrooms: Two bedrooms (Bedroom 1, Bedroom 2)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; Other heating
• Interior features: Living room; Bedroom 1; Bedroom 2
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 6.5% in Marksville — 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 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Avoyelles County population projected at -18% 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 $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.18%
• DSCR: 1.90
• GRM: 6.0

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $8,265
• Equity at exit: $8,946

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $30,335
• Equity at exit: $5,188

Cash invested: $16,800 (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 71351

• Active inventory: 75
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $283

Break-even live

Break-even rent $482

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $60,000 Active 260 DOM
2. 2026-06-18
   days on market $60,000 Active 259 DOM
3. 2026-06-17
   days on market $60,000 Active 258 DOM
4. 2026-06-16
   days on market $60,000 Active 257 DOM
5. 2026-06-15
   days on market $60,000 Active 256 DOM
6. 2026-06-14
   days on market $60,000 Active 254 DOM
7. 2026-06-13
   days on market $60,000 Active 253 DOM
8. 2026-06-10
   days on market $60,000 Active 251 DOM
9. 2026-06-09
   days on market $60,000 Active 250 DOM
10. 2026-06-08
    days on market $60,000 Active 249 DOM
11. 2026-06-07
    days on market $60,000 Active 248 DOM
12. 2026-06-03
    days on market $60,000 Active 244 DOM
13. 2026-06-02
    days on market $60,000 Active 243 DOM
14. 2026-06-01
    days on market $60,000 Active 242 DOM
15. 2026-05-31
    days on market $60,000 Active 241 DOM
16. 2026-05-30
    days on market $60,000 Active 240 DOM
17. 2026-04-29
    price $60,000
18. 2026-03-26
    price $65,000
19. 2026-03-03
    price $70,000
20. 2026-01-12
    price $78,000
21. 2025-11-21
    price $85,000
22. 2025-10-02
    listed $90,000 Active
23. 2023-09-18
    soldstatus $83,500
24. 2023-08-01
    listed $89,900
25. 2016-10-19
    listed $10,000

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $494 · $41/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $10,076
• − Mortgage interest: −$3,361
• − Property taxes: −$494
• − Insurance: −$300
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,745
• Taxable income: $2,564
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $2,775/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marksville, LA
• Population (ZIP): 11,494

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 25% Two or more races 8% Hispanic / Latino 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 22% Iranian 1%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 91% English-only · French/Haitian/Cajun 7% Spanish 1% Chinese 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.16%
• Current HPI: 95.5318
• 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

+500.0% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $60,000 AcadianaMLS
• 2026-03-26 Price Changed $65,000 AcadianaMLS
• 2026-03-03 Price Changed $70,000 AcadianaMLS
• 2026-01-12 Price Changed $78,000 AcadianaMLS
• 2025-11-21 Price Changed $85,000 AcadianaMLS
• 2025-10-02 Listed $90,000 AcadianaMLS
• 2023-09-18 Sold (Public Records) $83,500 Public Records
• 2023-08-01 Listed $89,900 AcadianaMLS
• 2016-10-19 Listed $10,000 AcadianaMLS

Property tax history

+7.9%/yr

Latest (2025): $494 · +0.0% YoY. Source: county tax records.