4135 E Railroad St · Hessmer, LA 71341

$84,500

2 bd · 1.0 ba · 1,075 sqft · SingleFamily · 17 Days on market

Built 1966 0.56 ac lot Est $85k · at est.

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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 +27.7/30.0
• DSCR +9.8/10.0
• ARV discount +7.7/15.0
• 1% rule +6.6/10.0
• Appreciation +6.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Well maintained brick home in Hessmer with large back yard and attached carport with separate utility room and large storage with roll up door. This property features two nice size bedrooms and bath in addition to a spacious kitchen and den. Kitchen has new floors, great built in cabinets and fresh paint job. HVAC is approximately 6 years old. Big, beautiful back yard!

Key facts

• Attached carport
• Spacious kitchen
• Large back yard

Tags

• LARGE BACK YARD
• ATTACHED CARPORT
• SEPARATE UTILITY ROOM
• LARGE STORAGE
• SPACIOUS KITCHEN
• BUILT IN CABINETS

Property features AI

Exterior

• Home design: Single family residence
• Construction: Brick and metal siding construction
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Bedroom 1; Bedroom 2; Handicap accessible

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#350 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety C-, employment D, schools F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 11 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($584 loan paydown + $3k appreciation (3.2% local appreciation)).
• Avoyelles County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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, 99% 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 $83,232 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.95%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $84,925
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4135 E Railroad St	0.00mi	2/1.0	1,075 (0%)	0mo	$84,500	$79	100

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

Projected returns pro-forma

3.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.15×
• Total profit: $27,164
• Equity at exit: $38,790

10-year hold

• IRR: 21.0%
• Equity multiple: 4.08×
• Total profit: $72,968
• Equity at exit: $60,406

Cash invested: $23,660 (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 71341

• Home prices YoY: 2.9%
• Active inventory: 11
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $255

Break-even live

Break-even rent $657

Max offer price $84,500

Occupancy floor 69%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-21
   listed $84,500 Active
3. 2023-08-18
   listed $67,500
4. 2023-08-17
   listed $67,500
5. 2007-03-09
   soldstatus

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $484 · $40/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 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: $11,757
• − Mortgage interest: −$4,733
• − Property taxes: −$484
• − Insurance: −$422
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,458
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,637/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Hessmer

• Score: 56/100
• State rank: #350
• US rank: #22995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hessmer, LA
• Population (ZIP): 2,901

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 26% Iranian 1% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 14% Spanish 2% Arabic 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.17%
• Current HPI: 113.6662
• 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

+25.2% since first listed

5 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-04-21 Listed $84,500 AcadianaMLS
• 2023-08-18 Listed $67,500 AcadianaMLS
• 2023-08-17 Listed $67,500 AcadianaMLS
• 2007-03-09 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $484 · +0.0% YoY. Source: county tax records.