120 Bessie Crow Rd · Coushatta, LA 71019

$180,000

4 bd · 2.0 ba · 2,312 sqft · SingleFamily · 102 Days on market

Built 1950 3.00 ac lot $78/sqft · 39% below area Est $295k · 39% 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 +8.4/30.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.6/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Escape to the peaceful charm of country living at 120 Bessie Crow Road in Coushatta, Louisiana. Nestled on approximately 3 cleared acres, this spacious 4-bedroom, 2-bath home with approx 2312 sfha offers room to spread out both inside and out while still being just minutes from downtown Coushatta. A standout feature of this property is the front porch overlooking beautiful acreage, perfect for relaxing with your morning coffee, enjoying quiet evenings, or gathering with family and friends while taking in the serene rural surroundings. With two separate entrances, the home provides convenient access and added flexibility for everyday living. Inside, you will find a generous floor plan designed for comfort and functionality. The home offers four large bedrooms, including two primary bedrooms, making it an excellent option for multi-generational living, extended guests, or a private office space. Ceiling fans throughout the home help maintain comfort year-round, while the walk-in closet in the second primary bedroom offers great storage. The large backyard and open acreage provide endless possibilities. Whether you are dreaming of a garden, workshop, outdoor entertaining space, or simply enjoying the privacy of your own land, this property offers the space to make it happen. The newer metal roof adds peace of mind and durability for years to come. Located in a quiet rural setting just a short drive from local schools, shopping, dining, and community amenities in Coushatta, this property offers the perfect balance of country tranquility and everyday convenience. If you're looking for space, privacy, and small-town charm, this property is ready to welcome you home. Schedule your private showing today and discover the possibilities waiting for you at 120 Bessie Crow Road.

Key facts

• Quiet rural setting
• Front porch
• Large backyard

Tags

• FRONT PORCH
• TWO SEPARATE ENTRANCES
• LARGE BACKYARD
• OPEN ACREAGE
• NEWER METAL ROOF
• QUIET RURAL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (36.8% below list).
• Recommended offer: $114k (36.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#146 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-; Watch: amenities F, commute F, employment F.
• Red River Parish (rural): math 15% / reading 23% proficiency, ranked #70 of 98 in LA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Red River Elementary School (math 21% / reading 23%, grade F, #415 of 646 statewide, top 67%, 631 students, 98% FRL); Red River Junior High School (math 14% / reading 27%, grade F, #161 of 218 statewide, top 76%, 264 students, 99% FRL); Red River High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 364 students, 98% FRL) — zoned schools average 99% FRL vs 81% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Red River Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Red River County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $113,803 (36.8% 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 102 days. Have you received any prior offers? Is the seller open to a 37% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 13.2

CMA / ARV

• ARV (median comp): $295,004
• List price: $180,000
• Delta: -38.98%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.22×
• Total profit: $11,277
• Equity at exit: $80,936

10-year hold

• IRR: 7.1%
• Equity multiple: 2.08×
• Total profit: $54,493
• Equity at exit: $124,732

Cash invested: $50,400 (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 71019

• Active inventory: 22
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-162

Break-even live

Break-even rent $1,343

Max offer price $151,400

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-111	+0% $-162	+5% $-213	+10% $-264
Rent	-10% $-252	-5% $-207	+0% $-162	+5% $-117	+10% $-72
Rate	-1.0pp $-71	-0.5pp $-116	base $-162	+0.5pp $-209	+1.0pp $-256

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 102 DOM
2. 2026-06-18
   days on market $180,000 Active 99 DOM
3. 2026-06-17
   days on market $180,000 Active 98 DOM
4. 2026-06-16
   days on market $180,000 Active 97 DOM
5. 2026-06-15
   days on market $180,000 Active 96 DOM
6. 2026-06-14
   days on market $180,000 Active 94 DOM
7. 2026-06-13
   days on market $180,000 Active 93 DOM
8. 2026-06-10
   days on market $180,000 Active 91 DOM
9. 2026-06-09
   days on market $180,000 Active 90 DOM
10. 2026-06-08
    days on market $180,000 Active 89 DOM
11. 2026-06-07
    days on market $180,000 Active 88 DOM
12. 2026-06-02
    days on market $180,000 Active 83 DOM
13. 2026-06-01
    days on market $180,000 Active 82 DOM
14. 2026-05-31
    days on market $180,000 Active 81 DOM
15. 2026-05-30
    days on market $180,000 Active 80 DOM
16. 2026-03-11
    listed $180,000 Active 1811-char remark

    Show marketing remark (1811 chars)

    Escape to the peaceful charm of country living at 120 Bessie Crow Road in Coushatta, Louisiana. Nestled on approximately 3 cleared acres, this spacious 4-bedroom, 2-bath home with approx 2312 sfha offers room to spread out both inside and out while still being just minutes from downtown Coushatta. A standout feature of this property is the front porch overlooking beautiful acreage, perfect for relaxing with your morning coffee, enjoying quiet evenings, or gathering with family and friends while taking in the serene rural surroundings. With two separate entrances, the home provides convenient access and added flexibility for everyday living. Inside, you will find a generous floor plan designed for comfort and functionality. The home offers four large bedrooms, including two primary bedrooms, making it an excellent option for multi-generational living, extended guests, or a private office space. Ceiling fans throughout the home help maintain comfort year-round, while the walk-in closet in the second primary bedroom offers great storage. The large backyard and open acreage provide endless possibilities. Whether you are dreaming of a garden, workshop, outdoor entertaining space, or simply enjoying the privacy of your own land, this property offers the space to make it happen. The newer metal roof adds peace of mind and durability for years to come. Located in a quiet rural setting just a short drive from local schools, shopping, dining, and community amenities in Coushatta, this property offers the perfect balance of country tranquility and everyday convenience. If you're looking for space, privacy, and small-town charm, this property is ready to welcome you home. Schedule your private showing today and discover the possibilities waiting for you at 120 Bessie Crow Road.

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$486/yr (+$40/mo · 96.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,656
• − Mortgage interest: −$10,083
• − Property taxes: −$504
• − Insurance: −$900
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$5,236
• Taxable loss: −$5,252
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $-682/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: Red River Parish
• NCES district ID: 2201320
• Math proficiency: 15% ▼ -31.00%
• Reading proficiency: 23% ▼ -25.00%
• Median HH income: $36,507
• Composite: 15.77/100
• National rank: #9275
• State rank: #70 of 98 in LA

Livability — Coushatta

• Score: 65/100
• State rank: #146
• US rank: #12677

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,366

Population outlook (Red River County) Hauer SSP2

• Today (2025): 7,829 people
• By 2030: 7,369 · -5.9%
• By 2040: 6,516 · -16.8%
• By 2050: 5,776 · -26.2%
• By 2075: 4,639 · -40.7%
• By 2100: 4,265 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Red River

• 2024 margin: Strong R (+27.3) · D 35.5% · R 62.7% · Other 1.8%
• 2008→2024 swing: -18.6pp toward R · 2008: -8.7pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+18.6 2016: R+10.2 2012: R+4.8 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-03-11 Listed $180,000 NTREIS

Property tax history

+8.7%/yr

Latest (2024): $504 · +26.3% YoY. Source: county tax records.