608 S Sarah St S · Welsh, LA 70591

$118,300

3 bd · 2.0 ba · 1,792 sqft · SingleFamily · 58 Days on market

Built 1950 0.34 ac lot $66/sqft · 37% below area Est $189k · 37% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Appreciation +6.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this 3-bedroom, 2-bath home nestled on a . 34-acre lot. Home features a spacious living room, large bedrooms, and kitchen with plenty of cabinet storage. Wood floors throughout and some arch windows. Large yard with 2-car attached garage. Don't miss this opportunity—schedule your showing today!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (44.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (0.8% below list).
• Recommended offer: $66k (44.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#189 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, employment D-.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($818 loan paydown + $2k appreciation (1.9% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% 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 $66,188 (44.1% 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 58 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.99% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (median comp): $188,528
• List price: $118,300
• Delta: -37.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 S Polk St S	0.08mi	3/2.0	1,768 (-1%)	10mo	$209,000	$118	86
406 West Hudspeth St	0.32mi	3/2.0	1,752 (-2%)	1mo	$199,900	$114	80
512 S Polk St S	0.11mi	2/1.0 (-1)	1,805 (+1%)	15mo	$110,000	$61	72
602 W Hudspeth St W	0.34mi	3/2.0	1,700 (-5%)	6mo	$89,000	$52	71
102 S Littell St S	0.46mi	3/2.0	1,754 (-2%)	9mo	$247,500	$141	67
310 Louviere	0.30mi	3/2.0	2,009 (+12%)	4mo	$299,000	$149	63
105 Radeke St	0.63mi	3/2.0	1,872 (+4%)	1mo	$172,000	$92	63
401 Pine St	0.09mi	3/2.0	2,000 (+12%)	22mo	$225,000	$113	58
319 Goodwin St	0.65mi	4/2.5 (+1)	1,800 (+0%)	10mo	$315,000	$175	54
101 Bourgeois St	0.50mi	4/3.0 (+1)	1,955 (+9%)	1mo	$140,000	$72	52

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

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.67×
• Total profit: $-10,788
• Equity at exit: $46,260

10-year hold

• IRR: -0.7%
• Equity multiple: 0.90×
• Total profit: $-3,216
• Equity at exit: $66,309

Cash invested: $33,124 (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 70591

• Home prices YoY: 1.1%
• Active inventory: 45
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$620
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-295

Break-even live

Break-even rent $1,547

Max offer price $66,188

Occupancy floor —

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: $29,575
• Closing costs: $3,549
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $118,300 Active 58 DOM
2. 2026-06-18
   days on market $118,300 Active 57 DOM
3. 2026-06-17
   days on market $118,300 Active 56 DOM
4. 2026-06-16
   days on market $118,300 Active 55 DOM
5. 2026-06-15
   days on market $118,300 Active 54 DOM
6. 2026-06-14
   days on market $118,300 Active 52 DOM
7. 2026-06-13
   days on market $118,300 Active 51 DOM
8. 2026-06-10
   days on market $118,300 Active 49 DOM
9. 2026-06-09
   days on market $118,300 Active 48 DOM
10. 2026-06-08
    days on market $118,300 Active 47 DOM
11. 2026-06-07
    days on market $118,300 Active 46 DOM
12. 2026-06-02
    days on market $118,300 Active 41 DOM
13. 2026-06-01
    days on market $118,300 Active 40 DOM
14. 2026-05-31
    days on market $118,300 Active 39 DOM
15. 2026-05-30
    days on market $118,300 Active 38 DOM
16. 2026-04-22
    listed $118,300 Active 312-char remark

    Show marketing remark (312 chars)

    Welcome to this 3-bedroom, 2-bath home nestled on a . 34-acre lot. Home features a spacious living room, large bedrooms, and kitchen with plenty of cabinet storage. Wood floors throughout and some arch windows. Large yard with 2-car attached garage. Don't miss this opportunity—schedule your showing today!

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $14,086
• − Mortgage interest: −$6,627
• − Property taxes: −$1,514
• − Insurance: −$5,710
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,441
• Taxable loss: −$5,459
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-2,230/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Welsh

• Score: 63/100
• State rank: #189
• US rank: #15036

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Welsh, LA
• Population (ZIP): 5,635

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 10%
• Common ancestry: Lithuanian 22% Italian 1%
• Languages at home: 93% English-only · French/Haitian/Cajun 6%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 174.2929
• 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

1 event — show timeline

• 2026-04-22 Listed $118,300 SWLAR

Property tax history

+2.5%/yr

Latest (2025): $1,514 · +0.4% YoY. Source: county tax records.