3450 29 Hwy · Cottonport, LA 71327

$149,900

3 bd · 2.5 ba · 1,450 sqft · SingleFamily · 113 Days on market

Built 1975 0.52 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +3.8/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to peaceful country living in Evergreen! This completely updated 3-bedroom, 2.5-bath home offers the perfect blend of modern upgrades and relaxing rural charm. Move-in ready and thoughtfully remodeled from top to bottom, this home features a spacious layout designed for both everyday living and entertaining. Inside, you'll find beautiful granite countertops, a 5-burner gas stove, walk-in pantry, updated finishes throughout, and plenty of room to gather with family and friends. The fully remodeled interior provides a fresh, modern feel while still maintaining the warmth and comfort of home. Step outside and enjoy quiet mornings on the welcoming front porch or unwind in the evenings w

Key facts

• 5-burner gas stove
• Front porch
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• 5-BURNER GAS STOVE
• LARGE WALK-IN PANTRY
• FRONT PORCH
• BACK PATIO
• LARGE STORAGE SHED

Property features AI

Exterior

• Home design: Single family residence
• Construction: Metal roof; Other construction materials
• Exterior features: Workshop; Acreage

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms (Bedroom 1, Bedroom 2)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Dining Room; Bedroom 1; Bedroom 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-17 ($-205/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.3% below list).
• Recommended offer: $112k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#272 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: health & safety C-, amenities F, commute 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.
• Zoned schools: Cottonport Elementary (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 318 students, 71% FRL); Bunkie Magnet High School (math 23% / reading 28%, grade F, #149 of 265 statewide, top 56%, 702 students, 52% FRL).
• Market conditions: 20 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 $5k of equity ($1k loan paydown + $4k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, 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 113 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $111,975 (25.3% 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 113 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.28×
• Total profit: $11,782
• Equity at exit: $61,953

10-year hold

• IRR: 8.4%
• Equity multiple: 2.19×
• Total profit: $49,945
• Equity at exit: $91,438

Cash invested: $41,972 (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 71327

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-17

Break-even live

Break-even rent $1,141

Max offer price $146,882

Occupancy floor 97%

Sensitivity live

Price	-10% $68	-5% $25	+0% $-17	+5% $-60	+10% $-102
Rent	-10% $-106	-5% $-61	+0% $-17	+5% $27	+10% $71
Rate	-1.0pp $58	-0.5pp $21	base $-17	+0.5pp $-56	+1.0pp $-95

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-21
   status Pending
2. 2026-05-08
   status Active
3. 2026-04-16
   status Pending
4. 2026-03-25
   price $149,900
5. 2026-03-09
   price $159,000
6. 2026-02-03
   price $164,000
7. 2026-01-06
   listed $169,000 Active
8. 2025-09-22
   price $171,000
9. 2025-08-15
   price $175,000
10. 2025-07-31
    listed $180,000 Active
11. 2025-07-31
    listed $171,000 Active
12. 2025-04-14
    listed $89,900 Active
13. 2020-09-28
    soldstatus $112,000
14. 2004-03-05
    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: $638 · $53/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$187/yr (+$16/mo · 29.3%)

ⓘ 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 ≥110°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: $13,437
• − Mortgage interest: −$8,397
• − Property taxes: −$638
• − Insurance: −$750
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$4,361
• Taxable loss: −$2,857
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $481/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 — Cottonport

• Score: 59/100
• State rank: #272
• US rank: #19797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,100

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 49% Black 40% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 13% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 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: ▲ 2.35%
• Current HPI: 92.0693
• 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

+33.8% since first listed

14 events — show timeline

• 2026-05-21 Pending — AcadianaMLS
• 2026-05-08 Relisted — AcadianaMLS
• 2026-04-16 Pending — AcadianaMLS
• 2026-03-25 Price Changed $149,900 AcadianaMLS
• 2026-03-09 Price Changed $159,000 AcadianaMLS
• 2026-02-03 Price Changed $164,000 AcadianaMLS
• 2026-01-06 Listed $169,000 AcadianaMLS
• 2025-09-22 Price Changed $171,000 AcadianaMLS
• 2025-08-15 Price Changed $175,000 AcadianaMLS
• 2025-07-31 Listed $171,000 AcadianaMLS
• 2025-07-31 Listed $180,000 AcadianaMLS
• 2025-04-14 Listed $89,900 AcadianaMLS
• 2020-09-28 Sold (Public Records) $112,000 Public Records
• 2004-03-05 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $638 · -3.7% YoY. Source: county tax records.