120 Reagan St · Pineville, LA 71360

$114,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily · 67 Days on market

Built 1964 5,227 sqft lot $98/sqft · at area comps Est $120k · at est.

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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 +22.3/30.0
• ARV discount +9.2/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

Beautifully remodeled townhouse located in the heart of downtown Pineville. Blending modern upgrades with everyday comfort, this move-in-ready home offers an exceptional opportunity for both investors and budget conscious buyers seeking strong value in a rapidly growing area.

Key facts

• Move-in-ready home
• Modern upgrades
• Remodeled townhouse

Tags

• REMODELED TOWNHOUSE
• MODERN UPGRADES
• MOVE-IN-READY HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (3.7% below list).
• Recommended offer: $108k (6.0% 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; 2 comparable units currently listed for rent nearby; 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 $794 of loan paydown is wiped out by about $3k 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 67 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• 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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.96% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $119,500
• List price: $114,900
• Delta: -3.85%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Valley St	0.27mi	3/1.0 (+1)	1,168 (-1%)	12mo	$83,500	$71	72
114 Fairmount St	0.71mi	2/1.0	1,184 (+1%)	0mo	$131,000	$111	66
119 Allen St	0.72mi	2/1.0	1,198 (+2%)	2mo	$108,000	$90	61
221 Ruth St	0.64mi	2/2.0	1,195 (+2%)	4mo	$136,000	$114	60
53 Valley St	0.28mi	3/2.0 (+1)	1,000 (-15%)	3mo	$120,000	$120	51
1419 Creed St	0.61mi	3/2.0 (+1)	1,290 (+10%)	2mo	$180,000	$140	45
60 Hillcrest Blvd	0.66mi	2/1.0	1,000 (-15%)	2mo	$70,000	$70	43

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

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: $-6,588
• Equity at exit: $17,132

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $9,614
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $190

Break-even live

Break-even rent $867

Max offer price $114,900

Occupancy floor 78%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Russell Ct Pineville, LA	2.0	2.0	1150	$1,300	$1.13	43d	1	0.29mi
424 Forest St Pineville, LA	2.0	1.0	800	$750	$0.94	43d	1	1.23mi

Listing history 21 events

1. 2026-06-19
   days on market $114,900 Active 67 DOM
2. 2026-06-18
   days on market $114,900 Active 66 DOM
3. 2026-06-17
   days on market $114,900 Active 65 DOM
4. 2026-06-16
   days on market $114,900 Active 64 DOM
5. 2026-06-15
   days on market $114,900 Active 63 DOM
6. 2026-06-14
   days on market $114,900 Active 61 DOM
7. 2026-06-13
   days on market $114,900 Active 60 DOM
8. 2026-06-10
   days on market $114,900 Active 58 DOM
9. 2026-06-09
   days on market $114,900 Active 57 DOM
10. 2026-06-08
    days on market $114,900 Active 56 DOM
11. 2026-06-07
    days on market $114,900 Active 55 DOM
12. 2026-06-03
    days on market $114,900 Active 51 DOM
13. 2026-06-02
    days on market $114,900 Active 50 DOM
14. 2026-06-01
    days on market $114,900 Active 49 DOM
15. 2026-05-31
    days on market $114,900 Active 48 DOM
16. 2026-05-30
    days on market $114,900 Active 47 DOM
17. 2026-04-08
    listed $114,900 Active 276-char remark

    Show marketing remark (276 chars)

    Beautifully remodeled townhouse located in the heart of downtown Pineville. Blending modern upgrades with everyday comfort, this move-in-ready home offers an exceptional opportunity for both investors and budget conscious buyers seeking strong value in a rapidly growing area.

18. 2025-03-20
    listed $120,000 Active
19. 2025-03-20
    listed $120,000
20. 2023-07-18
    listed $89,000 Active
21. 2010-06-29
    listed $35,000

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$219/yr (+$18/mo · 53.0%)

ⓘ 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: $13,284
• − Mortgage interest: −$6,436
• − Property taxes: −$413
• − Insurance: −$574
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$3,343
• Taxable income: $392
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,182/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

+228.3% since first listed

5 events — show timeline

• 2026-04-08 Listed $114,900 AcadianaMLS
• 2025-03-20 Listed $120,000 AcadianaMLS
• 2025-03-20 Listed $120,000 AcadianaMLS
• 2023-07-18 Listed $89,000 AcadianaMLS
• 2010-06-29 Listed $35,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $413 · +13.9% YoY. Source: county tax records.