406 E 6th Ave E · Oberlin, LA 70655

$60,000

3 bd · 1.0 ba · 1,251 sqft · SingleFamily · 15 Days on market

Built 1970 10,018 sqft lot

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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
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Listing remarks MLS

Charming 2-bed, 1-bath property for sale, currently rented, ideal for investors. Conveniently located, this home offers steady rental income and future appreciation potential. Don't miss this excellent investment opportunity!

Key facts

• 0.23 acre lot
• Built 1970
• Listed 15 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story
• Exterior features: City lot; Irregular lot; Lot dimensions approximately 55 x 183 (0.23 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: No fireplace; Has heating; Has cooling; Heating details: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#250 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: amenities F, commute F, employment F.
• Allen Parish (rural): math 26% / reading 42% proficiency, ranked #36 of 98 in LA (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 46 units permitted in Allen Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.75% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $17,695
• Equity at exit: $8,946

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $50,728
• Equity at exit: $5,188

Cash invested: $16,800 (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 70655

• Home prices YoY: -6.2%
• Active inventory: 22
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $430

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 54%

Sensitivity live

Price	-10% $464	-5% $447	+0% $430	+5% $413	+10% $396
Rent	-10% $348	-5% $389	+0% $430	+5% $472	+10% $513
Rate	-1.0pp $461	-0.5pp $446	base $430	+0.5pp $415	+1.0pp $399

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $60,000 Active 15 DOM
2. 2026-06-18
   days on market $60,000 Active 13 DOM
3. 2026-06-17
   days on market $60,000 Active 12 DOM
4. 2026-06-16
   days on market $60,000 Active 11 DOM
5. 2026-06-15
   days on market $60,000 Active 10 DOM
6. 2026-06-13
   days on market $60,000 Active 8 DOM
7. 2026-06-12
   days on market $60,000 Active 7 DOM
8. 2026-06-09
   days on market $60,000 Active 4 DOM
9. 2026-06-08
   days on market $60,000 Active 3 DOM
10. 2026-06-07
    days on market $60,000 Active 2 DOM
11. 2026-06-07
    remarks 225-char remark
12. 2026-06-07
    listed $60,000 Active 1 DOM

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $691 · $58/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $12,572
• − Mortgage interest: −$3,361
• − Property taxes: −$691
• − Insurance: −$300
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$1,745
• Taxable income: $4,463
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,094/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: Allen Parish
• NCES district ID: 2200060
• Math proficiency: 26% ▼ -46.00%
• Reading proficiency: 42% ▼ -39.00%
• Median HH income: $39,440
• Composite: 28.45/100
• National rank: #6751
• State rank: #36 of 98 in LA

Livability — Oberlin

• Score: 60/100
• State rank: #250
• US rank: #18808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oberlin, LA
• Population (ZIP): 2,892

Population outlook (Allen County) Hauer SSP2

• Today (2025): 25,056 people
• By 2030: 24,668 · -1.5%
• By 2040: 23,964 · -4.4%
• By 2050: 23,166 · -7.5%
• By 2075: 21,285 · -15.1%
• By 2100: 15,904 · -36.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 30% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17%
• Foreign-born: 2% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 9% Spanish 3%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+61.0) · D 19.0% · R 80.0%
• 2008→2024 swing: -24.7pp toward R · 2008: -36.4pp · 2024: -61.0pp
• All cycles: 2024: R+61.0 2020: R+55.7 2016: R+51.5 2012: R+41.7 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.92%
• Current HPI: 90.2641
• 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

+100.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $60,000 SWLAR
• 2025-11-11 Listed $35,000 GFPAR
• 2025-10-12 Sold (MLS) — GFPAR
• 2025-01-02 Sold (Public Records) $35,000 Public Records
• 2024-12-31 Sold (MLS) — SWLAR
• 2024-06-17 Listed $55,000 SWLAR
• 2023-12-19 Sold (Public Records) $20,000 Public Records
• 2006-07-10 Sold (Public Records) $30,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $691 · +16.7% YoY. Source: county tax records.