128 Fawn Dr · Downsville, LA 71234

$50,000

4 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 44 Days on market

Built 1993 $27/sqft · 84% below area ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath home with strong potential and endless possibilities. This property is perfect for an investor looking to add value and maximize returns. Don't miss this opportunity to turn a great layout into a profitable investment.

Key facts

• Listed 44 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#129 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A; Watch: health & safety D, amenities F, commute 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: 36 active listings in the ZIP; 2 units permitted in Union Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $164 of equity ($346 loan paydown + $-182 appreciation (-0.4% local appreciation)).
• Union County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.75% ✓
• Cap rate: 23.31%
• Cash-on-cash: 60.78%
• DSCR: 3.70
• GRM: 3.0

CMA / ARV

• ARV (median comp): $306,741
• List price: $50,000
• Delta: -83.70%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Doe Dr	0.29mi	3/2.5 (-1)	1,882 (+3%)	20mo	$298,000	$158	57

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

Projected returns pro-forma

-0.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.2%
• Equity multiple: 4.06×
• Total profit: $42,888
• Equity at exit: $13,616

10-year hold

• IRR: 64.7%
• Equity multiple: 8.23×
• Total profit: $101,274
• Equity at exit: $15,663

Cash invested: $14,000 (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 71234

• Home prices YoY: -0.2%
• Active inventory: 36
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $709

Break-even live

Break-even rent $476

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   remarks 248-char remark
2. 2026-06-07
   statusdays on market $50,000 Pending 44 DOM
3. 2026-06-05
   days on market $50,000 Active 43 DOM
4. 2026-06-02
   days on market $50,000 Active 41 DOM
5. 2026-06-01
   days on market $50,000 Active 40 DOM
6. 2026-05-31
   days on market $50,000 Active 39 DOM
7. 2026-05-30
   days on market $50,000 Active 38 DOM
8. 2026-05-14
   price $50,000 245-char remark

   Show marketing remark (245 chars)

   Spacious 4-bedroom, 2-bath home with strong potential and endless possibilities. This property is perfect for an investor looking to add value and maximize returns. Don't miss this opportunity to turn a great layout into a profitable investment.

9. 2026-04-20
   listed $55,000 Active 245-char remark

   Show marketing remark (245 chars)

   Spacious 4-bedroom, 2-bath home with strong potential and endless possibilities. This property is perfect for an investor looking to add value and maximize returns. Don't miss this opportunity to turn a great layout into a profitable investment.

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,478
• − Mortgage interest: −$2,801
• − Property taxes: −$1,112
• − Insurance: −$250
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,455
• Taxable income: $8,224
• Est. tax owed @ 24.0%: −$1,974
• After-tax cash flow: $6,535/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 — Downsville

• Score: 66/100
• State rank: #129
• US rank: #11977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,237

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 (86%)
• Race & ethnicity: White 86% Two or more races 9% Black 5%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% 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: ▼ -0.36%
• Current HPI: 146.452
• 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

-9.1% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $50,000 NELABOR
• 2026-04-20 Listed $55,000 NELABOR

Property tax history

+4.2%/yr

Latest (2025): $1,112 · +0.0% YoY. Source: county tax records.