200 Pinecrest Dr · Ruston, LA 71270

$265,000

5 bd · 3.0 ba · 2,838 sqft · SingleFamily public records · 321 Days on market

Built 1952 0.36 ac lot $93/sqft · 20% below area Est $332k · 20% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

Key facts

• Flexible floor plan
• Large backyard
• Large covered deck

Tags

• FLEXIBLE FLOOR PLAN
• LARGE COVERED DECK
• LARGE BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (32.8% below list).
• Recommended offer: $178k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 276 active listings in the ZIP; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,780/mo this rent would consume 58% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,031 (32.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.4

CMA / ARV

• ARV (median comp): $332,376
• List price: $265,000
• Delta: -20.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1802 Knowles Dr	0.20mi	4/2.5 (-1)	2,610 (-8%)	22mo	$268,000	$103	52
129 Hillwood Ln	0.45mi	5/3.0	3,245 (+14%)	23mo	$572,000	$176	36

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

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.28×
• Total profit: $-53,584
• Equity at exit: $39,512

10-year hold

• IRR: -7.4%
• Equity multiple: 0.47×
• Total profit: $-39,629
• Equity at exit: $22,912

Cash invested: $74,200 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 276
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-271

Break-even live

Break-even rent $2,123

Max offer price $217,136

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-196	+0% $-271	+5% $-346	+10% $-421
Rent	-10% $-412	-5% $-341	+0% $-271	+5% $-201	+10% $-130
Rate	-1.0pp $-137	-0.5pp $-204	base $-271	+0.5pp $-340	+1.0pp $-409

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $265,000 Active 321 DOM
2. 2026-06-18
   days on market $265,000 Active 320 DOM
3. 2026-06-17
   days on market $265,000 Active 319 DOM
4. 2026-06-16
   days on market $265,000 Active 318 DOM
5. 2026-06-15
   days on market $265,000 Active 317 DOM
6. 2026-06-14
   days on market $265,000 Active 315 DOM
7. 2026-06-12
   days on market $265,000 Active 314 DOM
8. 2026-06-09
   days on market $265,000 Active 311 DOM
9. 2026-06-08
   days on market $265,000 Active 310 DOM
10. 2026-06-07
    days on market $265,000 Active 309 DOM
11. 2026-06-05
    days on market $265,000 Active 306 DOM
12. 2026-06-03
    days on market $265,000 Active 305 DOM
13. 2026-06-02
    days on market $265,000 Active 304 DOM
14. 2026-06-01
    days on market $265,000 Active 303 DOM
15. 2026-05-31
    days on market $265,000 Active 302 DOM
16. 2026-05-30
    days on market $265,000 Active 301 DOM
17. 2026-05-07
    price $265,000 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

18. 2026-05-02
    status Active 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

19. 2026-04-02
    status Pending 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

20. 2025-11-13
    price $280,000 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

21. 2025-08-13
    price $290,000 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

22. 2025-07-03
    listed $305,000 Active 423-char remark

    Show marketing remark (423 chars)

    Spacious 5 bedroom, 2 bath home with over 2,800 heated square feet and potential to add a third bathroom! This home offers a flexible floor plan ideal for a growing family or college students. Enjoy the large covered deck, perfect for entertaining, and a large backyard for outdoor activities. Conveniently located near shopping, dining, and just under 10 minutes from Louisiana Tech University! Call today and make an appt

23. 2021-05-17
    soldstatus 764-char remark

    Show marketing remark (764 chars)

    Need more space for those kiddos? This home has plenty of room and plenty of bedrooms. The 2800 square feet of heated space also allows for a mother-in-law suite or a suite for that collage student. There are two rooms that haven't been upgraded that would make an excellent game room or gym. Do you homeschool your children? Use this space to keep school totally separated. Possibilities are limitless!! Located in Pinecrest Subdivision you will be close to everything! This home has been 90% updated. New roof, new a/c , new floors, new paint inside and out, new deck, and new bath. Don't miss the opportunity to have more space while interest rates are at an all time low. Seller will pay $5000 towards closing costs with a reasonable offer. Agent Owned

24. 2021-05-17
    soldstatus $245,000

    Show marketing remark (764 chars)

    Need more space for those kiddos? This home has plenty of room and plenty of bedrooms. The 2800 square feet of heated space also allows for a mother-in-law suite or a suite for that collage student. There are two rooms that haven't been upgraded that would make an excellent game room or gym. Do you homeschool your children? Use this space to keep school totally separated. Possibilities are limitless!! Located in Pinecrest Subdivision you will be close to everything! This home has been 90% updated. New roof, new a/c , new floors, new paint inside and out, new deck, and new bath. Don't miss the opportunity to have more space while interest rates are at an all time low. Seller will pay $5000 towards closing costs with a reasonable offer. Agent Owned

25. 2020-10-23
    listed $253,500 764-char remark

    Show marketing remark (764 chars)

    Need more space for those kiddos? This home has plenty of room and plenty of bedrooms. The 2800 square feet of heated space also allows for a mother-in-law suite or a suite for that collage student. There are two rooms that haven't been upgraded that would make an excellent game room or gym. Do you homeschool your children? Use this space to keep school totally separated. Possibilities are limitless!! Located in Pinecrest Subdivision you will be close to everything! This home has been 90% updated. New roof, new a/c , new floors, new paint inside and out, new deck, and new bath. Don't miss the opportunity to have more space while interest rates are at an all time low. Seller will pay $5000 towards closing costs with a reasonable offer. Agent Owned

26. 2014-07-14
    soldstatus $186,500
27. 2010-11-30
    soldstatus $150,000

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,364
• − Mortgage interest: −$14,844
• − Property taxes: −$2,127
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$7,709
• Taxable loss: −$8,060
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-1,317/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

+76.7% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $265,000 NELABOR
• 2026-05-02 Relisted — NELABOR
• 2026-04-02 Pending — NELABOR
• 2025-11-13 Price Changed $280,000 NELABOR
• 2025-08-13 Price Changed $290,000 NELABOR
• 2025-07-03 Listed $305,000 NELABOR
• 2021-05-17 Sold (Public Records) $245,000 Public Records
• 2021-05-17 Sold (MLS) — NELABOR
• 2020-10-23 Listed $253,500 NELABOR
• 2014-07-14 Sold (Public Records) $186,500 Public Records
• 2010-11-30 Sold (Public Records) $150,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,127 · +0.0% YoY. Source: county tax records.