1613 472 Hwy · Jordan Hill, LA 71483

$21,000

2 bd · 1.0 ba · 916 sqft · SingleFamily · 192 Days on market

Built 1950 1.00 ac lot ↓ 16% 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
• Appreciation +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great opportunity for investors with a motivated seller. This home is in need of repair but has great potential for an investor looking for a property to add to a portfolio. House sits on approximately one acre just outside of Winnfield. Quiet country living just a quick drive to all the amenities of town.

Key facts

• Quiet country living
• One acre
• 1 acre lot

Tags

• ONE ACRE
• QUIET COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $21k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#315 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, schools F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $814 of equity ($145 loan paydown + $669 appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.10% ✓
• Cap rate: 37.76%
• Cash-on-cash: 112.39%
• DSCR: 6.00
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.43×
• Total profit: $37,817
• Equity at exit: $9,664

10-year hold

• IRR: —
• Equity multiple: 15.49×
• Total profit: $85,220
• Equity at exit: $15,069

Cash invested: $5,880 (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 71483

• Home prices YoY: 3.9%
• Active inventory: 28
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$110
• Tax from tax record: −$11 /mo · $133/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $551

Break-even live

Break-even rent $164

Max offer price $21,000

Occupancy floor 31%

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $21,000 Pending 192 DOM
2. 2026-06-16
   days on market $21,000 Active 192 DOM
3. 2026-06-15
   days on market $21,000 Active 191 DOM
4. 2026-06-13
   days on market $21,000 Active 189 DOM
5. 2026-06-12
   days on market $21,000 Active 188 DOM
6. 2026-06-09
   days on market $21,000 Active 185 DOM
7. 2026-06-08
   days on market $21,000 Active 184 DOM
8. 2026-06-07
   days on market $21,000 Active 183 DOM
9. 2026-06-07
   days on market $21,000 Active 182 DOM
10. 2026-06-04
    days on market $21,000 Active 179 DOM
11. 2026-06-02
    days on market $21,000 Active 178 DOM
12. 2026-06-01
    days on market $21,000 Active 177 DOM
13. 2026-05-31
    days on market $21,000 Active 176 DOM
14. 2026-05-31
    days on market $21,000 Active 175 DOM
15. 2026-04-27
    status Active 307-char remark

    Show marketing remark (307 chars)

    Great opportunity for investors with a motivated seller. This home is in need of repair but has great potential for an investor looking for a property to add to a portfolio. House sits on approximately one acre just outside of Winnfield. Quiet country living just a quick drive to all the amenities of town.

16. 2025-11-05
    price $21,000 307-char remark

    Show marketing remark (307 chars)

    Great opportunity for investors with a motivated seller. This home is in need of repair but has great potential for an investor looking for a property to add to a portfolio. House sits on approximately one acre just outside of Winnfield. Quiet country living just a quick drive to all the amenities of town.

17. 2025-08-10
    listed $25,000 Active 307-char remark

    Show marketing remark (307 chars)

    Great opportunity for investors with a motivated seller. This home is in need of repair but has great potential for an investor looking for a property to add to a portfolio. House sits on approximately one acre just outside of Winnfield. Quiet country living just a quick drive to all the amenities of town.

ⓘ 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: $133 · $11/mo
• Projected year-2 tax: $133 · $11/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: $10,339
• − Mortgage interest: −$1,176
• − Property taxes: −$133
• − Insurance: −$105
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$611
• Taxable income: $6,660
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $5,010/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Jordan Hill

• Score: 57/100
• State rank: #315
• US rank: #21574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jordan Hill, LA
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

-16.0% since first listed

3 events — show timeline

• 2026-04-27 Relisted — AcadianaMLS
• 2025-11-05 Price Changed $21,000 AcadianaMLS
• 2025-08-10 Listed $25,000 AcadianaMLS

Property tax history

+38.5%/yr

Latest (2025): $133 · +1500.6% YoY. Source: county tax records.