531 Main St · Pineville, LA 71360

$134,000

4 bd · 3.0 ba · 2,218 sqft · SingleFamily public records · 97 Days on market

Built 1927 0.25 ac lot $60/sqft · 147% above area

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY. THIS BEAUTIFUL HISTORICAL MANSION IN PINEVILLE, IS CURRENTLY SET UP AS A DUPLEX. IT COULD EASILY BE RESTORED TO ITS ORIGINAL GLORY WHEN IT WAS BUILT IN 1925! WITH THE RIGHT VISION & WITH SOME TLC THIS WOULD BE NOTHING LESS THANA SHOWPLACE OUT OF A MAGAZINE!. THERE IS AN IN-GROUND SWIMMING POOL AND A DUPLEX GARRAGE APARTMENT ALSO ON THE PROPERTY. POTENTIAL RENTAL INCOME OF APPROXIMATELY $4000 PER MONTH IF THE NEW OWNER DECIDED TO KEEP THE CURRENT SET UP. CALL FOR MORE DETAILS AND A TOUR!

Key facts

• 0.25 acre lot
• Listed 96 days

🏷️ Possibly a rental listed for sale. The $134,000 price doesn't fit this home's estimated sale value (~$319,862) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.2% in Pineville — 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 73/100 on livability (#38 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D-, amenities F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 239 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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 D 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: 1.12% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

• ARV (median comp): $319,862
• List price: $134,000
• Delta: -58.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-7,690
• Equity at exit: $19,980

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $11,491
• Equity at exit: $11,586

Cash invested: $37,520 (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 71360

• Home prices YoY: -26.9%
• Active inventory: 239
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $219

Break-even live

Break-even rent $1,222

Max offer price $134,000

Occupancy floor 80%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $134,000 Active 97 DOM
2. 2026-06-18
   days on market $134,000 Active 96 DOM
3. 2026-06-17
   days on market $134,000 Active 95 DOM
4. 2026-06-16
   days on market $134,000 Active 94 DOM
5. 2026-06-15
   days on market $134,000 Active 93 DOM
6. 2026-06-14
   days on market $134,000 Active 91 DOM
7. 2026-06-13
   days on market $134,000 Active 90 DOM
8. 2026-06-10
   days on market $134,000 Active 88 DOM
9. 2026-06-09
   days on market $134,000 Active 87 DOM
10. 2026-06-08
    days on market $134,000 Active 86 DOM
11. 2026-06-07
    pricedays on market $134,000 Active 85 DOM
12. 2026-06-03
    days on market $145,000 Active 81 DOM
13. 2026-06-02
    days on market $145,000 Active 80 DOM
14. 2026-06-01
    days on market $145,000 Active 79 DOM
15. 2026-05-31
    days on market $145,000 Active 78 DOM
16. 2026-05-30
    days on market $145,000 Active 77 DOM
17. 2026-04-07
    status Active 525-char remark

    Show marketing remark (525 chars)

    GREAT INVESTMENT OPPORTUNITY. THIS BEAUTIFUL HISTORICAL MANSION IN PINEVILLE, IS CURRENTLY SET UP AS A DUPLEX. IT COULD EASILY BE RESTORED TO ITS ORIGINAL GLORY WHEN IT WAS BUILT IN 1925! WITH THE RIGHT VISION & WITH SOME TLC THIS WOULD BE NOTHING LESS THANA SHOWPLACE OUT OF A MAGAZINE!. THERE IS AN IN-GROUND SWIMMING POOL AND A DUPLEX GARRAGE APARTMENT ALSO ON THE PROPERTY. POTENTIAL RENTAL INCOME OF APPROXIMATELY $4000 PER MONTH IF THE NEW OWNER DECIDED TO KEEP THE CURRENT SET UP. CALL FOR MORE DETAILS AND A TOUR!

18. 2026-04-06
    status Pending 525-char remark

    Show marketing remark (525 chars)

    GREAT INVESTMENT OPPORTUNITY. THIS BEAUTIFUL HISTORICAL MANSION IN PINEVILLE, IS CURRENTLY SET UP AS A DUPLEX. IT COULD EASILY BE RESTORED TO ITS ORIGINAL GLORY WHEN IT WAS BUILT IN 1925! WITH THE RIGHT VISION & WITH SOME TLC THIS WOULD BE NOTHING LESS THANA SHOWPLACE OUT OF A MAGAZINE!. THERE IS AN IN-GROUND SWIMMING POOL AND A DUPLEX GARRAGE APARTMENT ALSO ON THE PROPERTY. POTENTIAL RENTAL INCOME OF APPROXIMATELY $4000 PER MONTH IF THE NEW OWNER DECIDED TO KEEP THE CURRENT SET UP. CALL FOR MORE DETAILS AND A TOUR!

19. 2026-03-13
    listed $145,000 Active 525-char remark

    Show marketing remark (525 chars)

    GREAT INVESTMENT OPPORTUNITY. THIS BEAUTIFUL HISTORICAL MANSION IN PINEVILLE, IS CURRENTLY SET UP AS A DUPLEX. IT COULD EASILY BE RESTORED TO ITS ORIGINAL GLORY WHEN IT WAS BUILT IN 1925! WITH THE RIGHT VISION & WITH SOME TLC THIS WOULD BE NOTHING LESS THANA SHOWPLACE OUT OF A MAGAZINE!. THERE IS AN IN-GROUND SWIMMING POOL AND A DUPLEX GARRAGE APARTMENT ALSO ON THE PROPERTY. POTENTIAL RENTAL INCOME OF APPROXIMATELY $4000 PER MONTH IF THE NEW OWNER DECIDED TO KEEP THE CURRENT SET UP. CALL FOR MORE DETAILS AND A TOUR!

20. 2009-12-21
    soldstatus $167,500
21. 2009-10-18
    listed $172,500
22. 2007-07-31
    soldstatus $123,000
23. 2007-04-17
    listed $98,900
24. 2004-11-01
    listed $119,900

ⓘ 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $17,993
• − Mortgage interest: −$7,506
• − Property taxes: −$2,479
• − Insurance: −$670
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,898
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,499/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Pineville

• Score: 73/100
• State rank: #38
• US rank: #5613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pineville, LA
• County: Rapides Parish · 59,791 people
• City population: 34,653
• Metro: Alexandria, LA
• Population (ZIP): 34,653
• Household income: $60,527
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 960.0

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Serbian 1% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.92%
• Current HPI: 203.0411
• Rent YoY: —
• Metro: Alexandria, 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

+20.9% since first listed

8 events — show timeline

• 2026-04-07 Relisted — AcadianaMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-03-13 Listed $145,000 AcadianaMLS
• 2009-12-21 Sold (Public Records) $167,500 Public Records
• 2009-10-18 Listed $172,500 AcadianaMLS
• 2007-07-31 Sold (Public Records) $123,000 Public Records
• 2007-04-17 Listed $98,900 AcadianaMLS
• 2004-11-01 Listed $119,900 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2025): $2,479 · +13.9% YoY. Source: county tax records.