410 Claudine St · Richmond, LA 71282

$59,900

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 152 Days on market

Est $92k · 35% under ↓ 31% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

THIS 4 BEDROOMS AND 2 BATHS HOME QUALIFIES FOR RURAL DEVELOPMENT! IT OFFERS PLENTY OF SPACE FOR ENTERTAINMENT AND SEVERAL PARKING SPOTS!!! MAKE YOUR APPOINTMENT TODAY!!! EACH BUYER MUST PRE-QUALIFIED BEFORE MAKING AN APPT TO VIEW!!!

Key facts

• Brick exterior
• Outdoor entertaining
• Private backyard

Tags

• SINGLE-LEVEL LIVING
• BRICK EXTERIOR
• PRIVATE BACKYARD
• OUTDOOR ENTERTAINING
• NEIGHBORHOOD AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#392 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Madison Parish (town): math 3% / reading 10% proficiency, ranked #98 of 98 in LA (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tallulah Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 346 students, 90% FRL); Madison Middle School (math 8% / reading 12%, grade F, #202 of 218 statewide, top 93%, 244 students, 88% FRL); Madison High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 364 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 2 units permitted in Madison Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (1.9% local appreciation)).
• Madison County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 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?
5. 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?
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: 4.06% ✓
• Cap rate: 35.83%
• Cash-on-cash: 105.49%
• DSCR: 5.69
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $91,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Lincoln St	0.44mi	3/3.0 (-1)	1,512 (+1%)	17mo	$63,200	$42	55
106 Magnolia St	0.45mi	3/2.0 (-1)	1,441 (-4%)	22mo	$130,000	$90	49
1308 Florida St	0.52mi	3/2.0 (-1)	1,317 (-12%)	14mo	$80,000	$61	39

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

Projected returns pro-forma

1.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.83×
• Total profit: $97,856
• Equity at exit: $23,401

10-year hold

• IRR: —
• Equity multiple: 14.19×
• Total profit: $221,162
• Equity at exit: $33,526

Cash invested: $16,772 (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 71282

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,433 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $1,474

Break-even live

Break-even rent $567

Max offer price $59,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,508	-5% $1,491	+0% $1,474	+5% $1,457	+10% $1,440
Rent	-10% $1,282	-5% $1,378	+0% $1,474	+5% $1,570	+10% $1,667
Rate	-1.0pp $1,505	-0.5pp $1,490	base $1,474	+0.5pp $1,459	+1.0pp $1,443

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-03-20
   price $59,900
3. 2026-01-19
   price $69,900
4. 2025-12-22
   price $74,900
5. 2025-11-19
   listed $79,900 Active
6. 2022-07-25
   soldstatus $130,000
7. 2022-05-26
   soldstatus Closed 233-char remark

   Show marketing remark (233 chars)

   THIS 4 BEDROOMS AND 2 BATHS HOME QUALIFIES FOR RURAL DEVELOPMENT! IT OFFERS PLENTY OF SPACE FOR ENTERTAINMENT AND SEVERAL PARKING SPOTS!!! MAKE YOUR APPOINTMENT TODAY!!! EACH BUYER MUST PRE-QUALIFIED BEFORE MAKING AN APPT TO VIEW!!!

8. 2022-03-01
   historical 233-char remark

   Show marketing remark (233 chars)

   THIS 4 BEDROOMS AND 2 BATHS HOME QUALIFIES FOR RURAL DEVELOPMENT! IT OFFERS PLENTY OF SPACE FOR ENTERTAINMENT AND SEVERAL PARKING SPOTS!!! MAKE YOUR APPOINTMENT TODAY!!! EACH BUYER MUST PRE-QUALIFIED BEFORE MAKING AN APPT TO VIEW!!!

9. 2021-12-12
   listed $125,000 233-char remark

   Show marketing remark (233 chars)

   THIS 4 BEDROOMS AND 2 BATHS HOME QUALIFIES FOR RURAL DEVELOPMENT! IT OFFERS PLENTY OF SPACE FOR ENTERTAINMENT AND SEVERAL PARKING SPOTS!!! MAKE YOUR APPOINTMENT TODAY!!! EACH BUYER MUST PRE-QUALIFIED BEFORE MAKING AN APPT TO VIEW!!!

10. 2008-05-07
    soldstatus $67,000
11. 2007-11-12
    soldstatus 203-char remark

    Show marketing remark (203 chars)

    Nice large home in good location with plenty of room. 4 bedroom, 2 bath, living room, dining room, kitchen , laundry room, bonus room, 3 car carport, yard fenced in. central air and heat. fOR SALE AS IS.

12. 2007-07-27
    listed $68,600 203-char remark

    Show marketing remark (203 chars)

    Nice large home in good location with plenty of room. 4 bedroom, 2 bath, living room, dining room, kitchen , laundry room, bonus room, 3 car carport, yard fenced in. central air and heat. fOR SALE AS IS.

13. 2005-09-09
    soldstatus
14. 2005-06-01
    listed $87,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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: $29,197
• − Mortgage interest: −$3,355
• − Property taxes: −$1,304
• − Insurance: −$300
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$1,743
• Taxable income: $17,824
• Est. tax owed @ 24.0%: −$4,278
• After-tax cash flow: $13,415/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: Madison Parish
• NCES district ID: 2201050
• Math proficiency: 3% ▼ -32.00%
• Reading proficiency: 10% ▼ -32.00%
• Median HH income: $26,166
• Composite: 4.42/100
• National rank: #10055
• State rank: #98 of 98 in LA

Livability — Richmond

• Score: 53/100
• State rank: #392
• US rank: #24506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, LA
• Population (ZIP): 8,998

Population outlook (Madison County) Hauer SSP2

• Today (2025): 10,899 people
• By 2030: 10,468 · -4.0%
• By 2040: 9,680 · -11.2%
• By 2050: 8,990 · -17.5%
• By 2075: 7,739 · -29.0%
• By 2100: 6,531 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: Lean D (+6.2) · D 52.5% · R 46.2% · Other 1.3%
• 2008→2024 swing: -11.7pp toward R · 2008: 17.9pp · 2024: 6.2pp
• All cycles: 2024: D+6.2 2020: D+15.5 2016: D+17.3 2012: D+22.2 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.93%
• Current HPI: 165.76
• 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

-31.1% since first listed

14 events — show timeline

• 2026-04-21 Pending — NELABOR
• 2026-03-20 Price Changed $59,900 NELABOR
• 2026-01-19 Price Changed $69,900 NELABOR
• 2025-12-22 Price Changed $74,900 NELABOR
• 2025-11-19 Listed $79,900 NELABOR
• 2022-07-25 Sold (Public Records) $130,000 Public Records
• 2022-05-26 Sold (MLS) — NELABOR
• 2022-03-01 Delisted — NELABOR
• 2021-12-12 Listed $125,000 NELABOR
• 2008-05-07 Sold (Public Records) $67,000 Public Records
• 2007-11-12 Sold (MLS) — VWCBR
• 2007-07-27 Listed $68,600 VWCBR
• 2005-09-09 Sold (MLS) — VWCBR
• 2005-06-01 Listed $87,000 VWCBR

Property tax history

+8.6%/yr

Latest (2025): $1,304 · -4.2% YoY. Source: county tax records.