2307 Hwy 190 · Elton, LA 70532

$95,000

2 bd · 1.5 ba · 1,500 sqft · SingleFamily · 166 Days on market

1.10 ac lot $63/sqft · 53% below area

---

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 +25.0/30.0
• DSCR +8.2/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your peaceful retreat just outside town! This inviting 2-bedroom, 1.5-bath residence offers comfortable rural living on a generous 1.10-acre parcel -- a rare find in the Elton area. The spacious lot provides endless possibilities. Plenty of room for a workshop, storage building, or future expansion. With easy access to local amenities and country charm right at your doorstep, this property delivers comfortable living with space to roam.

Key facts

• Easy access
• Generous parcel
• Spacious lot

Tags

• PEACEFUL RETREAT
• GENEROUS PARCEL
• SPACIOUS LOT
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#34 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elton Elementary School (math 47% / reading 42%, grade F, #176 of 646 statewide, top 29%, 241 students, 75% FRL); Welsh-Roanoke Junior High School (math 28% / reading 41%, grade F, #93 of 218 statewide, top 43%, 204 students, 64% FRL) — zoned schools average 69% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($657 loan paydown + $5k appreciation (5.3% local appreciation)).
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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. 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?
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: 1.09% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $203,535
• List price: $95,000
• Delta: -53.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.39×
• Total profit: $36,907
• Equity at exit: $55,709

10-year hold

• IRR: 21.0%
• Equity multiple: 4.73×
• Total profit: $99,298
• Equity at exit: $97,733

Cash invested: $26,600 (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 70532

• Home prices YoY: 5.0%
• Active inventory: 18
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $208

Break-even live

Break-even rent $767

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $262	-5% $235	+0% $208	+5% $181	+10% $154
Rent	-10% $127	-5% $168	+0% $208	+5% $249	+10% $290
Rate	-1.0pp $256	-0.5pp $232	base $208	+0.5pp $184	+1.0pp $159

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 166 DOM
2. 2026-06-19
   days on market $95,000 Active 164 DOM
3. 2026-06-18
   days on market $95,000 Active 163 DOM
4. 2026-06-17
   days on market $95,000 Active 162 DOM
5. 2026-06-16
   days on market $95,000 Active 161 DOM
6. 2026-06-15
   days on market $95,000 Active 160 DOM
7. 2026-06-14
   days on market $95,000 Active 158 DOM
8. 2026-06-13
   days on market $95,000 Active 157 DOM
9. 2026-06-10
   days on market $95,000 Active 155 DOM
10. 2026-06-09
    days on market $95,000 Active 154 DOM
11. 2026-06-08
    days on market $95,000 Active 153 DOM
12. 2026-06-07
    days on market $95,000 Active 152 DOM
13. 2026-06-02
    days on market $95,000 Active 147 DOM
14. 2026-06-01
    days on market $95,000 Active 146 DOM
15. 2026-05-31
    days on market $95,000 Active 145 DOM
16. 2026-05-30
    days on market $95,000 Active 144 DOM
17. 2026-04-02
    price $110,000 451-char remark

    Show marketing remark (451 chars)

    Welcome to your peaceful retreat just outside town! This inviting 2-bedroom, 1.5-bath residence offers comfortable rural living on a generous 1.10-acre parcel -- a rare find in the Elton area. The spacious lot provides endless possibilities. Plenty of room for a workshop, storage building, or future expansion. With easy access to local amenities and country charm right at your doorstep, this property delivers comfortable living with space to roam.

18. 2026-03-01
    price $125,000 451-char remark

    Show marketing remark (451 chars)

    Welcome to your peaceful retreat just outside town! This inviting 2-bedroom, 1.5-bath residence offers comfortable rural living on a generous 1.10-acre parcel -- a rare find in the Elton area. The spacious lot provides endless possibilities. Plenty of room for a workshop, storage building, or future expansion. With easy access to local amenities and country charm right at your doorstep, this property delivers comfortable living with space to roam.

19. 2026-01-05
    listed $150,000 Active 451-char remark

    Show marketing remark (451 chars)

    Welcome to your peaceful retreat just outside town! This inviting 2-bedroom, 1.5-bath residence offers comfortable rural living on a generous 1.10-acre parcel -- a rare find in the Elton area. The spacious lot provides endless possibilities. Plenty of room for a workshop, storage building, or future expansion. With easy access to local amenities and country charm right at your doorstep, this property delivers comfortable living with space to roam.

20. 2024-04-29
    soldstatus 151-char remark

    Show marketing remark (151 chars)

    A charming home, awaiting some tender loving care, presents a 2-bedroom, 2-bathroom layout, nestled on 1.10 acres of land. Schedule your showing today!

21. 2024-02-29
    listed $19,100 151-char remark

    Show marketing remark (151 chars)

    A charming home, awaiting some tender loving care, presents a 2-bedroom, 2-bathroom layout, nestled on 1.10 acres of land. Schedule your showing today!

ⓘ 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: $822 · $68/mo
• Projected year-2 tax: $822 · $68/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 8/10 Severe 7 d/yr ≥111°F today · 20 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: $12,373
• − Mortgage interest: −$5,321
• − Property taxes: −$822
• − Insurance: −$475
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,764
• Taxable income: $1,011
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,257/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Elton

• Score: 73/100
• State rank: #34
• US rank: #5485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,653

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 23% Two or more races 9% Native American 8%
• Common ancestry: Lithuanian 19% Portuguese 2%
• Languages at home: 89% English-only · French/Haitian/Cajun 8%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 111.5289
• 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

+475.9% since first listed

5 events — show timeline

• 2026-04-02 Price Changed $110,000 AcadianaMLS
• 2026-03-01 Price Changed $125,000 AcadianaMLS
• 2026-01-05 Listed $150,000 AcadianaMLS
• 2024-04-29 Sold (MLS) — SWLAR
• 2024-02-29 Listed $19,100 SWLAR

Property tax history

+3.4%/yr

Latest (2025): $822 · +1.5% YoY. Source: county tax records.