503 S Farmerville St · Ruston, LA 71270

$73,000

2 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 54 Days on market

Built 1980 $40/sqft · 58% below area ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home offering comfort, simplicity, and great potential. This property features a functional layout with inviting living spaces throughout. Perfect for first-time homebuyers, downsizers, or investors looking for a solid opportunity.

Key facts

• 2 garage spots
• Listed 53 days

Property features AI

Finance

• Other: Directions: From Hwy 167 downtown Ruston, turn on Mississippi east, right on Farmerville Street, go over the bridge; the house is on the left
• HOA & community: No association amenities

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One level / single-story; Entry level: 1
• Construction: Brick veneer construction; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Irregular-shaped lot; Asphalt roof

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No built-in appliances reported; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.2% in Ruston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 276 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.85% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (median comp): $174,659
• List price: $73,000
• Delta: -58.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Eastland Ave	0.27mi	3/2.0 (+1)	1,762 (-2%)	9mo	$92,500	$52	67
1203 Kenwood Dr	0.73mi	3/1.0 (+1)	1,762 (-2%)	2mo	$171,000	$97	55
406 S Sparta St	0.32mi	2/2.0	1,579 (-12%)	7mo	$179,000	$113	55
201 N Farmerville St	0.44mi	2/1.0	1,632 (-10%)	16mo	$130,000	$80	50

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

Projected returns pro-forma

-3.0% appreciation · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.48×
• Total profit: $30,259
• Equity at exit: $10,885

10-year hold

• IRR: 42.3%
• Equity multiple: 5.72×
• Total profit: $96,453
• Equity at exit: $6,312

Cash invested: $20,440 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 276
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $581

Break-even live

Break-even rent $616

Max offer price $73,000

Occupancy floor 52%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	43d	1	0.58mi
209 Goode Ave Ruston, LA	3.0	2.0	1600	$2,100	$1.31	43d	1	1.06mi

Listing history 18 events

1. 2026-06-19
   days on market $73,000 Active 54 DOM
2. 2026-06-18
   days on market $73,000 Active 53 DOM
3. 2026-06-17
   days on market $73,000 Active 52 DOM
4. 2026-06-16
   days on market $73,000 Active 51 DOM
5. 2026-06-15
   days on market $73,000 Active 50 DOM
6. 2026-06-14
   days on market $73,000 Active 48 DOM
7. 2026-06-12
   pricedays on market $73,000 Active 47 DOM
8. 2026-06-09
   days on market $78,000 Active 44 DOM
9. 2026-06-08
   days on market $78,000 Active 43 DOM
10. 2026-06-07
    days on market $78,000 Active 42 DOM
11. 2026-06-05
    days on market $78,000 Active 39 DOM
12. 2026-06-03
    days on market $78,000 Active 38 DOM
13. 2026-06-02
    days on market $78,000 Active 37 DOM
14. 2026-06-01
    days on market $78,000 Active 36 DOM
15. 2026-05-31
    days on market $78,000 Active 35 DOM
16. 2026-05-30
    days on market $78,000 Active 34 DOM
17. 2026-04-24
    listed $78,000 Active 258-char remark
18. 2001-03-05
    soldstatus $84,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,216
• − Mortgage interest: −$4,089
• − Property taxes: −$879
• − Insurance: −$365
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,124
• Taxable income: $6,164
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,493/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

-13.1% since first listed

3 events — show timeline

• 2026-06-09 Price Changed $73,000 NELABOR
• 2026-04-24 Listed $78,000 NELABOR
• 2001-03-05 Sold (Public Records) $84,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $879 · -0.0% YoY. Source: county tax records.