608 Adams St · Franklin, LA 70538

$105,000

3 bd · 2.0 ba · 2,154 sqft · SingleFamily · 1022 Days on market

0.28 ac lot $49/sqft · 8% below area Est $114k · 8% under ↓ 19% 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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

Key facts

• 0.28 acre lot
• 4 parking spots
• Listed 1022 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 6.2% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($726 loan paydown + $3k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1022 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 1022 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.90% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (median comp): $113,841
• List price: $105,000
• Delta: -7.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Adams St	0.23mi	3/2.0	2,312 (+7%)	5mo	$140,000	$61	73
900 Iberia St	0.28mi	3/2.5	2,320 (+8%)	14mo	$35,000	$15	60
213 Clark St	0.64mi	3/2.0	2,191 (+2%)	9mo	$130,000	$59	60
107 Bayouview Dr	0.56mi	3/1.5	2,123 (-1%)	15mo	$80,000	$38	57
404 Ida St	0.69mi	3/2.0	2,100 (-2%)	19mo	$119,000	$57	48
209 Bodin Dr	0.71mi	3/2.0	2,150 (-0%)	23mo	$175,000	$81	47
203 Eastwood Dr	0.73mi	3/2.0	2,330 (+8%)	12mo	$199,000	$85	42
200 Sterling Rd	0.67mi	4/3.0 (+1)	1,902 (-12%)	24mo	$45,000	$24	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 3.33×
• Total profit: $68,407
• Equity at exit: $44,606

10-year hold

• IRR: 42.5%
• Equity multiple: 6.61×
• Total profit: $165,045
• Equity at exit: $66,782

Cash invested: $29,400 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 92
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $914

Break-even live

Break-even rent $843

Max offer price $105,000

Occupancy floor 49%

Sensitivity live

Price	-10% $973	-5% $944	+0% $914	+5% $884	+10% $855
Rent	-10% $756	-5% $835	+0% $914	+5% $993	+10% $1,072
Rate	-1.0pp $967	-0.5pp $941	base $914	+0.5pp $887	+1.0pp $859

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Morris St Franklin, LA	4.0	2.5	2920	$2,000	$0.68	21d	1	0.58mi
208 Morris St Franklin, LA	4.0	3.0	2920	$2,000	$0.68	44d	1	0.58mi

Listing history 22 events

1. 2026-06-18
   days on market $105,000 Active 1022 DOM
2. 2026-06-17
   days on market $105,000 Active 1021 DOM
3. 2026-06-16
   days on market $105,000 Active 1020 DOM
4. 2026-06-15
   days on market $105,000 Active 1019 DOM
5. 2026-06-13
   days on market $105,000 Active 1017 DOM
6. 2026-06-12
   days on market $105,000 Active 1016 DOM
7. 2026-06-09
   days on market $105,000 Active 1013 DOM
8. 2026-06-08
   days on market $105,000 Active 1012 DOM
9. 2026-06-07
   days on market $105,000 Active 1011 DOM
10. 2026-06-07
    days on market $105,000 Active 1010 DOM
11. 2026-06-04
    days on market $105,000 Active 1007 DOM
12. 2026-06-02
    days on market $105,000 Active 1006 DOM
13. 2026-06-01
    days on market $105,000 Active 1005 DOM
14. 2026-05-31
    days on market $105,000 Active 1004 DOM
15. 2026-05-31
    days on market $105,000 Active 1003 DOM
16. 2026-03-02
    status Active 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

17. 2026-03-02
    price $105,000 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

18. 2025-08-28
    price $110,000 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

19. 2024-08-27
    price $115,000 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

20. 2024-03-04
    status Active 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

21. 2024-03-04
    price $125,000 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

22. 2023-08-23
    listed $130,000 Active 184-char remark

    Show marketing remark (184 chars)

    Large home in an established neighborhood, has great bones, mud room, Extra large Kitchen, 3 bedrooms, 2 baths, formal living and dining rooms, huge carport for a few cars and or boat,

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $859 · $72/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 5/10 Major FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $24,000
• − Mortgage interest: −$5,882
• − Property taxes: −$859
• − Insurance: −$525
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,055
• Taxable income: $9,840
• Est. tax owed @ 24.0%: −$2,361
• After-tax cash flow: $8,607/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

-19.2% since first listed

7 events — show timeline

• 2026-03-02 Relisted — AcadianaMLS
• 2026-03-02 Price Changed $105,000 AcadianaMLS
• 2025-08-28 Price Changed $110,000 AcadianaMLS
• 2024-08-27 Price Changed $115,000 AcadianaMLS
• 2024-03-04 Relisted — AcadianaMLS
• 2024-03-04 Price Changed $125,000 AcadianaMLS
• 2023-08-23 Listed $130,000 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $859 · +0.0% YoY. Source: county tax records.