7028 Highway 2 · Oak Grove, LA 71263

$110,000

3 bd · 1.0 ba · 1,177 sqft · SingleFamily public records · 142 Days on market

Built 1980 $93/sqft · 28% above area Est $86k · 27% over ↓ 12% since listing

---

Why this score? — see what drove the D 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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home is an ideal starter property, offering a blend of city convenience and a touch of suburban calm. Located within the city limits but also nestled in a county-like setting, offering both privacy and accessibility. It features a cozy, inviting atmosphere perfect for first-time homeowners. The exterior boasts a classic design with a well-maintained lawn, offering both privacy and accessibility. Inside, the home has a comfortable layout, with three well-proportioned bedrooms, a walk-in shower, and an open living and dining area that maximizes space. The kitchen is efficiently designed with modern appliances and ample storage. The home’s proximity to schools and shopping makes it an ideal choice for buyers.

Key facts

• Proximity to schools
• Well-maintained lawn
• Modern appliances

Tags

• WELL-MAINTAINED LAWN
• WALK-IN SHOWER
• OPEN LIVING AND DINING AREA
• MODERN APPLIANCES
• AMPLE STORAGE
• PROXIMITY TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $138 ($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 $100k (9.3% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#224 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• West Carroll Parish (rural): math 25% / reading 34% proficiency, ranked #46 of 98 in LA (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• West Carroll County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $86,432
• List price: $110,000
• Delta: 27.27%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-9,107
• Equity at exit: $16,401

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,150
• Equity at exit: $9,511

Cash invested: $30,800 (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 71263

• Home prices YoY: -5.4%
• Active inventory: 38
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $138

Break-even live

Break-even rent $824

Max offer price $110,000

Occupancy floor 81%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $110,000 Active 142 DOM
2. 2026-06-17
   days on market $110,000 Active 141 DOM
3. 2026-06-16
   days on market $110,000 Active 140 DOM
4. 2026-06-15
   days on market $110,000 Active 139 DOM
5. 2026-06-13
   days on market $110,000 Active 137 DOM
6. 2026-06-12
   days on market $110,000 Active 136 DOM
7. 2026-06-09
   days on market $110,000 Active 133 DOM
8. 2026-06-08
   days on market $110,000 Active 132 DOM
9. 2026-06-07
   days on market $110,000 Active 131 DOM
10. 2026-06-07
    days on market $110,000 Active 130 DOM
11. 2026-06-04
    days on market $110,000 Active 127 DOM
12. 2026-06-02
    days on market $110,000 Active 126 DOM
13. 2026-06-01
    days on market $110,000 Active 125 DOM
14. 2026-05-31
    days on market $110,000 Active 124 DOM
15. 2026-05-31
    days on market $110,000 Active 123 DOM
16. 2026-01-04
    listed $110,000 Active 744-char remark

    Show marketing remark (744 chars)

    This 3-bedroom, 1-bath home is an ideal starter property, offering a blend of city convenience and a touch of suburban calm. Located within the city limits but also nestled in a county-like setting, offering both privacy and accessibility. It features a cozy, inviting atmosphere perfect for first-time homeowners. The exterior boasts a classic design with a well-maintained lawn, offering both privacy and accessibility. Inside, the home has a comfortable layout, with three well-proportioned bedrooms, a walk-in shower, and an open living and dining area that maximizes space. The kitchen is efficiently designed with modern appliances and ample storage. The home’s proximity to schools and shopping makes it an ideal choice for buyers.

17. 2025-08-29
    price $115,000
18. 2025-06-25
    listed $119,000 Active
19. 2024-10-15
    listed $125,000 Active
20. 2024-10-12
    price $118,900
21. 2024-08-19
    status Active
22. 2024-06-20
    price $119,900
23. 2024-04-04
    price $122,500
24. 2024-02-02
    listed $125,000 Active
25. 2023-08-30
    status Active
26. 2023-08-21
    historical
27. 2023-07-11
    listed $131,000 Active
28. 2023-04-25
    status Active
29. 2023-03-20
    price $128,750
30. 2022-10-14
    listed $125,000 Active

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$269/yr (+$22/mo · 79.9%)

ⓘ 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 ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $11,976
• − Mortgage interest: −$6,162
• − Property taxes: −$336
• − Insurance: −$550
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$3,200
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,698/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: West Carroll Parish
• NCES district ID: 2201950
• Math proficiency: 25% ▼ -35.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $34,471
• Composite: 24.27/100
• National rank: #7717
• State rank: #46 of 98 in LA

Livability — Oak Grove

• Score: 62/100
• State rank: #224
• US rank: #17232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,241

Population outlook (West Carroll County) Hauer SSP2

• Today (2025): 10,760 people
• By 2030: 10,411 · -3.2%
• By 2040: 9,728 · -9.6%
• By 2050: 9,053 · -15.9%
• By 2075: 7,599 · -29.4%
• By 2100: 6,174 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 15% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · West Carroll

• 2024 margin: Solid R (+74.0) · D 12.6% · R 86.6%
• 2008→2024 swing: -10.5pp toward R · 2008: -63.5pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+71.4 2016: R+68.4 2012: R+61.0 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.84%
• Current HPI: 226.54
• 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

-12.0% since first listed

15 events — show timeline

• 2026-01-04 Listed $110,000 NELABOR
• 2025-08-29 Price Changed $115,000 NELABOR
• 2025-06-25 Listed $119,000 NELABOR
• 2024-10-15 Listed $125,000 NELABOR
• 2024-10-12 Price Changed $118,900 NELABOR
• 2024-08-19 Relisted — NELABOR
• 2024-06-20 Price Changed $119,900 NELABOR
• 2024-04-04 Price Changed $122,500 NELABOR
• 2024-02-02 Listed $125,000 NELABOR
• 2023-08-30 Relisted — NELABOR
• 2023-08-21 Delisted — NELABOR
• 2023-07-11 Listed $131,000 NELABOR
• 2023-04-25 Relisted — NELABOR
• 2023-03-20 Price Changed $128,750 NELABOR
• 2022-10-14 Listed $125,000 NELABOR

Property tax history

+23.8%/yr

Latest (2025): $336 · +11.3% YoY. Source: county tax records.