1104 Foreman Rd · Doyline, LA 71023

$59,900

2 bd · 1.5 ba · 1,000 sqft · SingleFamily · 31 Days on market

Built 1970 0.76 ac lot ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Nice size home close to Lake Bistineau. Open floor plan with fenced in yard. Large covered front porch.

Key facts

• Covered front porch
• Fenced in yard
• 0.76 acre lot

Tags

• FENCED IN YARD
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Lot about 0.758 acres (subdivision: Bistineau Terrace); Municipal utility district: No
• Financial info: Listing sold as- is (REO); Acceptable financing: Cash or Conventional; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Security: Carbon monoxide detector(s)
• Utilities: City water; Septic
• Home design: Single-family residential; One story; Not attached to another property
• Construction: Built in 1970; Siding exterior; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Chain link and partial fencing; Covered front porch

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on the main level; Total of 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (2 total bathrooms)
• Heating & cooling: Central heating (Natural gas); Central air conditioning (electric)
• Interior features: Walk-in closet(s); One-level layout; One living area; One dining area; Room count: 2
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#257 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $3k appreciation (5.7% local appreciation)).
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) 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

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.57% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.15×
• Total profit: $36,115
• Equity at exit: $36,607

10-year hold

• IRR: 31.4%
• Equity multiple: 6.43×
• Total profit: $91,073
• Equity at exit: $65,499

Cash invested: $16,772 (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 71023

• Home prices YoY: 4.9%
• Active inventory: 18
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $311

Break-even live

Break-even rent $550

Max offer price $59,900

Occupancy floor 62%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 31 DOM
2. 2026-06-17
   days on market $59,900 Active 30 DOM
3. 2026-06-16
   days on market $59,900 Active 29 DOM
4. 2026-06-15
   days on market $59,900 Active 28 DOM
5. 2026-06-14
   days on market $59,900 Active 26 DOM
6. 2026-06-13
   days on market $59,900 Active 25 DOM
7. 2026-06-10
   days on market $59,900 Active 23 DOM
8. 2026-06-09
   days on market $59,900 Active 22 DOM
9. 2026-06-08
   days on market $59,900 Active 21 DOM
10. 2026-06-07
    days on market $59,900 Active 20 DOM
11. 2026-06-02
    days on market $59,900 Active 15 DOM
12. 2026-06-01
    days on market $59,900 Active 14 DOM
13. 2026-05-31
    days on market $59,900 Active 13 DOM
14. 2026-05-30
    days on market $59,900 Active 12 DOM
15. 2026-05-15
    listed $59,900 Active
16. 2025-11-21
    historical
17. 2025-11-11
    listed $50,000 Active
18. 2018-12-14
    soldstatus $93,500
19. 2014-11-03
    soldstatus $74,900
20. 2006-08-03
    soldstatus $65,000

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,141 · $95/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $11,313
• − Mortgage interest: −$3,355
• − Property taxes: −$1,141
• − Insurance: −$300
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,743
• Taxable income: $2,964
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $3,015/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Doyline

• Score: 60/100
• State rank: #257
• US rank: #19126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,020

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% German 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.72%
• Current HPI: 122.8691
• 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

-7.8% since first listed

6 events — show timeline

• 2026-05-15 Listed $59,900 NTREIS
• 2025-11-21 Listing Removed — NTREIS
• 2025-11-11 Listed $50,000 NTREIS
• 2018-12-14 Sold (Public Records) $93,500 Public Records
• 2014-11-03 Sold (Public Records) $74,900 Public Records
• 2006-08-03 Sold (Public Records) $65,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,141 · +2.2% YoY. Source: county tax records.