557 Highway 561 · Rayville, LA 71269

$154,900

3 bd · 2.0 ba · 2,146 sqft · SingleFamily · 40 Days on market

Built 1978 ↓ 6% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your serene escape in this beautiful ranch-style home, offering the perfect blend of comfort and country living. Spanning approximately 2,100 heated square feet, this open-concept gem features 3 spacious bedrooms and 2 updated bathrooms, making it ideal for families or those seeking room to grow. Step into the heart of the home, where a cozy fireplace creates a warm atmosphere for gatherings. The modern kitchen boasts stainless steel appliances, inviting culinary adventures. Outdoor enthusiasts will love the expansive, tree-shaded lot, perfect for barbecues and relaxation, highlighted by a large covered patio designed for entertaining family and friends. Enjoy the peace and priva

Key facts

• Ranch style home
• Large covered patio
• Cozy fireplace

Tags

• RANCH STYLE HOME
• COZY FIREPLACE
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• TREE SHADED LOT
• LARGE COVERED PATIO

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Has carport
• Utilities: Public water; Septic tank; Propane service
• Home design: Single-family residence (site built); One story; Entry level: 1
• Construction: Brick veneer construction; Slab foundation; Built with asphalt roof
• Exterior features: Covered patio/porch; Lot is cleared; Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Ceiling fans; Double-pane windows; Fireplace in the living room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#158 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Richland Parish (rural): math 12% / reading 22% proficiency, ranked #73 of 98 in LA (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 27 units permitted in Richland Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Richland County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.42% ✓
• Cap rate: 12.17%
• Cash-on-cash: 21.00%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.54×
• Total profit: $23,215
• Equity at exit: $23,096

10-year hold

• IRR: 22.2%
• Equity multiple: 2.90×
• Total profit: $82,368
• Equity at exit: $13,393

Cash invested: $43,372 (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 71269

• Home prices YoY: -26.4%
• Active inventory: 100
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $759

Break-even live

Break-even rent $1,241

Max offer price $154,900

Occupancy floor 61%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-19
   status Pending
2. 2026-05-16
   status Active
3. 2026-05-16
   price $154,900
4. 2026-04-14
   status Pending
5. 2026-04-06
   price $164,900
6. 2026-03-08
   listed $184,900 Active
7. 2025-08-26
   price $190,000
8. 2025-07-24
   listed $200,000 Active
9. 2022-11-15
   soldstatus Closed
10. 2022-11-15
    soldstatus
11. 2022-11-15
    soldstatus $170,000 Closed
12. 2022-11-15
    soldstatus Closed
13. 2022-09-15
    status Pending
14. 2022-09-15
    status Pending
15. 2022-09-15
    status Pending
16. 2022-09-01
    price $170,000
17. 2022-09-01
    price $170,000
18. 2022-09-01
    price $170,000
19. 2022-07-28
    price $180,000
20. 2022-07-28
    price $180,000
21. 2022-07-28
    price $180,000
22. 2022-07-28
    listed $170,000
23. 2022-07-28
    listed $170,000
24. 2022-07-25
    listed $190,000 Active
25. 2022-06-27
    listed $190,000 Active
26. 2022-06-27
    listed $170,000
27. 2022-06-27
    listed $190,000 Active
28. 2018-02-14
    listed $182,500
29. 2017-05-17
    listed $195,000
30. 2016-04-08
    soldstatus $165,000

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/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 X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $26,421
• − Mortgage interest: −$8,677
• − Property taxes: −$1,243
• − Insurance: −$774
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$4,506
• Taxable income: $6,993
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $7,429/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: Richland Parish
• NCES district ID: 2201350
• Math proficiency: 12% ▼ -36.00%
• Reading proficiency: 22% ▼ -31.00%
• Median HH income: $36,097
• Composite: 14.06/100
• National rank: #9464
• State rank: #73 of 98 in LA

Livability — Rayville

• Score: 65/100
• State rank: #158
• US rank: #13606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,475

Population outlook (Richland County) Hauer SSP2

• Today (2025): 20,283 people
• By 2030: 19,990 · -1.4%
• By 2040: 19,240 · -5.1%
• By 2050: 18,497 · -8.8%
• By 2075: 16,626 · -18.0%
• By 2100: 14,204 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 36% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: -26.6pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+34.0 2016: R+32.6 2012: R+28.2 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.82%
• Current HPI: 158.2193
• 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

-6.1% since first listed

30 events — show timeline

• 2026-05-19 Pending — NELABOR
• 2026-05-16 Relisted — NELABOR
• 2026-05-16 Price Changed $154,900 NELABOR
• 2026-04-14 Pending — NELABOR
• 2026-04-06 Price Changed $164,900 NELABOR
• 2026-03-08 Listed $184,900 NELABOR
• 2025-08-26 Price Changed $190,000 NELABOR
• 2025-07-24 Listed $200,000 NELABOR
• 2022-11-15 Sold (MLS) — NTREIS
• 2022-11-15 Sold (MLS) $170,000 GSREIN
• 2022-11-15 Sold (MLS) — GBRMLS
• 2022-11-15 Sold (MLS) — NELABOR
• 2022-09-15 Pending — NTREIS
• 2022-09-15 Pending — NELABOR
• 2022-09-15 Pending — GSREIN
• 2022-09-01 Price Changed $170,000 NTREIS
• 2022-09-01 Price Changed $170,000 NELABOR
• 2022-09-01 Price Changed $170,000 GSREIN
• 2022-07-28 Price Changed $180,000 NTREIS
• 2022-07-28 Price Changed $180,000 NELABOR
• 2022-07-28 Price Changed $180,000 GSREIN
• 2022-07-28 Listed $170,000 AcadianaMLS
• 2022-07-28 Listed $170,000 GBRMLS
• 2022-07-25 Listed $190,000 NTREIS
• 2022-06-27 Listed $190,000 NELABOR
• 2022-06-27 Listed $190,000 GSREIN
• 2022-06-27 Listed $170,000 AcadianaMLS
• 2018-02-14 Listed $182,500 NELABOR
• 2017-05-17 Listed $195,000 NELABOR
• 2016-04-08 Sold (Public Records) $165,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,243 · -1.1% YoY. Source: county tax records.