902 S Farmerville St · Ruston, LA 71270

$96,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 66 Days on market

Built 1958 9,583 sqft lot $65/sqft · 27% below area Est $132k · 27% under ↓ 4% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath home is a great opportunity for a first time homebuyer, a growing family, or an investor looking for a solid property. Inside, you will find wood floors, a spacious living room, a dedicated dining area, and large bedrooms with plenty of storage throughout. The layout offers a comfortable flow for everyday living while still providing space to spread out. Outside, the property features a nice sized yard along with a 1 car garage that is perfect for parking, tools, hobbies, or extra storage needs. This is a property with a lot of potential in a convenient setting. Don't miss out, call a local REALTOR to schedule your showing! Information for this listing is deemed reliable but not guaranteed. Buyer/BuyersAgent to verify all measurements and information.

Key facts

• Large bedrooms
• Plenty of storage
• Wood floors

Tags

• WOOD FLOORS
• SPACIOUS LIVING ROOM
• DEDICATED DINING AREA
• LARGE BEDROOMS
• PLENTY OF STORAGE
• NICE SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $90k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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); 277 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,466/mo this rent would consume 48% 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 $664 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($90k) 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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 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?
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: 1.53% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.39%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $131,912
• List price: $96,000
• Delta: -27.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 S Sparta St	0.47mi	2/2.0 (-1)	1,579 (+7%)	7mo	$179,000	$113	55
106 E Charlotte Ave	0.62mi	3/2.0	1,384 (-6%)	10mo	$75,000	$54	53
315 Vernon St	0.44mi	3/2.0	1,380 (-6%)	21mo	$225,000	$163	52
507 E Texas St	0.49mi	3/2.0	1,306 (-11%)	13mo	$136,500	$105	48
1304 Lewis St	0.63mi	3/1.0	1,661 (+13%)	1mo	$110,000	$66	44
201 N Farmerville St	0.72mi	2/1.0 (-1)	1,632 (+11%)	16mo	$130,000	$80	26

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: 22.7%
• Equity multiple: 1.97×
• Total profit: $26,140
• Equity at exit: $14,314

10-year hold

• IRR: 32.8%
• Equity multiple: 4.48×
• Total profit: $93,616
• Equity at exit: $8,300

Cash invested: $26,880 (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: 277
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$503
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $569

Break-even live

Break-even rent $746

Max offer price $96,000

Occupancy floor 56%

Sensitivity live

Price	-10% $623	-5% $596	+0% $569	+5% $541	+10% $514
Rent	-10% $453	-5% $511	+0% $569	+5% $627	+10% $684
Rate	-1.0pp $617	-0.5pp $593	base $569	+0.5pp $544	+1.0pp $518

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 E Charlotte Ave Ruston, LA	2.0	1.0	1065	$750	$0.70	45d	1	0.62mi
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	45d	1	0.68mi
107 N Homer St Unit 1 Ruston, LA	2.0	2.0	1150	$2,750	$2.39	45d	1	1.06mi
107 N Homer St Unit 10 Ruston, LA	2.0	2.0	1190	$1,450	$1.22	45d	1	1.06mi
705 Tech Dr Ruston, LA	3.0	1.0	1192	$1,200	$1.01	45d	1	1.25mi
209 Goode Ave Ruston, LA	3.0	2.0	1600	$2,100	$1.31	45d	1	1.31mi

Listing history 19 events

1. 2026-06-21
   days on market $96,000 Active 66 DOM
2. 2026-06-19
   days on market $96,000 Active 64 DOM
3. 2026-06-18
   days on market $96,000 Active 63 DOM
4. 2026-06-17
   days on market $96,000 Active 62 DOM
5. 2026-06-16
   days on market $96,000 Active 61 DOM
6. 2026-06-15
   days on market $96,000 Active 60 DOM
7. 2026-06-14
   days on market $96,000 Active 58 DOM
8. 2026-06-12
   days on market $96,000 Active 57 DOM
9. 2026-06-09
   days on market $96,000 Active 54 DOM
10. 2026-06-08
    days on market $96,000 Active 53 DOM
11. 2026-06-07
    days on market $96,000 Active 52 DOM
12. 2026-06-05
    days on market $96,000 Active 49 DOM
13. 2026-06-03
    days on market $96,000 Active 48 DOM
14. 2026-06-02
    days on market $96,000 Active 47 DOM
15. 2026-06-01
    days on market $96,000 Active 46 DOM
16. 2026-05-31
    days on market $96,000 Active 45 DOM
17. 2026-05-30
    days on market $96,000 Active 44 DOM
18. 2026-04-16
    listed $96,000 Active 784-char remark

    Show marketing remark (784 chars)

    This 3 bedroom, 1 bath home is a great opportunity for a first time homebuyer, a growing family, or an investor looking for a solid property. Inside, you will find wood floors, a spacious living room, a dedicated dining area, and large bedrooms with plenty of storage throughout. The layout offers a comfortable flow for everyday living while still providing space to spread out. Outside, the property features a nice sized yard along with a 1 car garage that is perfect for parking, tools, hobbies, or extra storage needs. This is a property with a lot of potential in a convenient setting. Don't miss out, call a local REALTOR to schedule your showing! Information for this listing is deemed reliable but not guaranteed. Buyer/BuyersAgent to verify all measurements and information.

19. 2025-09-19
    listed $99,500 Active

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $551 · $46/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 · 20 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: $17,590
• − Mortgage interest: −$5,377
• − Property taxes: −$551
• − Insurance: −$480
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,793
• Taxable income: $5,574
• Est. tax owed @ 24.0%: −$1,338
• After-tax cash flow: $5,486/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

-3.5% since first listed

2 events — show timeline

• 2026-04-16 Listed $96,000 NELABOR
• 2025-09-19 Listed $99,500 NELABOR

Property tax history

+1.4%/yr

Latest (2025): $551 · +0.0% YoY. Source: county tax records.