282 Puckett Bend Rd · Columbia, LA 71418

$131,500

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 184 Days on market

Built 1974 $101/sqft · 9% below area Est $144k · 9% under

---

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 +13.3/30.0
• ARV discount +11.4/15.0
• Appreciation +7.1/10.0
• DSCR +4.0/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

Key facts

• Direct river access
• Riverfront home
• Covered back patio

Tags

• RIVERFRONT HOME
• COVERED BACK PATIO
• DIRECT RIVER ACCESS
• CONCRETE DRIVEWAY
• LARGE SHOP
• FULLY ENCLOSED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (21.5% below list).
• Recommended offer: $103k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#286 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D, health & safety D, amenities F.
• Caldwell Parish (rural): math 17% / reading 34% proficiency, ranked #59 of 98 in LA (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 9 units permitted in Caldwell Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($909 loan paydown + $5k appreciation (4.2% local appreciation)).
• Caldwell County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $132k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,218 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (median comp): $144,142
• List price: $131,500
• Delta: -8.77%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.44×
• Total profit: $16,027
• Equity at exit: $67,796

10-year hold

• IRR: 9.4%
• Equity multiple: 2.60×
• Total profit: $58,755
• Equity at exit: $111,793

Cash invested: $36,820 (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 71418

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$690
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$55
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-126

Break-even live

Break-even rent $1,191

Max offer price $109,318

Occupancy floor —

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: $32,875
• Closing costs: $3,945
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-09
   status Pending 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

2. 2026-05-07
   status Pending 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

3. 2026-04-19
   status Active 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

4. 2026-04-10
   price $131,500 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

5. 2026-01-16
   price $139,000 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

6. 2025-11-04
   listed $147,500 Active 1178-char remark

   Show marketing remark (1178 chars)

   If you wanted to have waterfront property, whether it be a getaway place or somewhere you want to live, and not break the bank? Then you need to come check out 282 Puckett Bend Rd. , Columbia, LA! Priced at only 129,900.! Nice 2 bed 1 bath with a huge 30x40 newer built metal Shop! Pull up through your gate were you have a completely fenced in yard that outlines the boundary of the property, so if you have pets or little ones, your gonna love that feature! Inside is a nice floor plan, with a heated and cooled sunroom that could easily be converted to another bedroom or just leave it as a huge living room or game room! Step out back onto the covered patio that runs the length of the house, here you’re gonna sit in your rocking chair, drink your coffee and overlook the water. When you get through with that head on down your pier, where there’s already a fishing cleaning station with a metal sink and water ran already to it. If you have kids that love to fish, They’re gonna enjoy throwing their line off the edge of this pier! This place even has its own boat ramp with a little bit of work could be brought back 100%. Don’t miss this one!

7. 2020-01-16
   soldstatus $83,500

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $857 · $71/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,386
• − Mortgage interest: −$7,366
• − Property taxes: −$857
• − Insurance: −$2,160
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,825
• Taxable loss: −$3,804
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $-594/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: Caldwell Parish
• NCES district ID: 2200360
• Math proficiency: 17% ▼ -36.00%
• Reading proficiency: 34% ▼ -37.00%
• Median HH income: $35,994
• Composite: 21.07/100
• National rank: #8444
• State rank: #59 of 98 in LA

Livability — Columbia

• Score: 58/100
• State rank: #286
• US rank: #20623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,351

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 9,826 people
• By 2030: 9,663 · -1.7%
• By 2040: 9,352 · -4.8%
• By 2050: 9,053 · -7.9%
• By 2075: 8,311 · -15.4%
• By 2100: 7,237 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 22% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Estonian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+72.5) · D 13.4% · R 85.9%
• 2008→2024 swing: -19.9pp toward R · 2008: -52.7pp · 2024: -72.5pp
• All cycles: 2024: R+72.5 2020: R+67.8 2016: R+64.7 2012: R+55.6 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.15%
• Current HPI: 140.9489
• 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

+57.5% since first listed

7 events — show timeline

• 2026-05-09 Pending — NELABOR
• 2026-05-07 Pending — NELABOR
• 2026-04-19 Relisted — NELABOR
• 2026-04-10 Price Changed $131,500 NELABOR
• 2026-01-16 Price Changed $139,000 NELABOR
• 2025-11-04 Listed $147,500 NELABOR
• 2020-01-16 Sold (Public Records) $83,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $857 · +1.9% YoY. Source: county tax records.