4516 Reily Ln · Collinston, LA 71229

$85,000

3 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 9 Days on market

Built 1995 0.67 ac lot

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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 +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +1.1/10.0

Listing remarks

Check out this affording listing in downtown Collinston. This house is located behind the Methodist Church on a quiet corner lot.

Key facts

• Quiet corner lot
• 0.67 acre lot
• Garage

Tags

• QUIET CORNER LOT

Property features AI

Finance

• Other: Located behind the Methodist Church in Collinston (Directions provided); Subdivision: Collinston
• HOA & community: No association amenities

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence (site build); One story; Entry level: 1; Log construction
• Construction: Log construction; Fiberglass roof; Slab foundation; Built as a site-built home
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: Dishwasher; Range hood; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Space heater; Ceiling fan(s) for cooling; Wall/window cooling units
• Interior features: Ceiling fans; Double-pane windows; Living room fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 46/100 on livability (#451 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Morehouse Parish (town): math 10% / reading 19% proficiency, ranked #83 of 98 in LA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Morehouse Elementary School (math 3% / reading 9%, grade F, #630 of 646 statewide, top 98%, 587 students, 6% FRL); Bastrop High School (math 3% / reading 7%, grade F, #260 of 265 statewide, top 100%, 902 students, 6% FRL) — zoned schools average 6% FRL vs 78% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 11 units permitted in Morehouse Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.6% local appreciation)).
• Morehouse County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.28×
• Total profit: $30,365
• Equity at exit: $36,208

10-year hold

• IRR: 24.3%
• Equity multiple: 4.35×
• Total profit: $79,615
• Equity at exit: $54,284

Cash invested: $23,800 (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 71229

• Home prices YoY: 2.3%
• Active inventory: 8
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $346

Break-even live

Break-even rent $686

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $394	-5% $370	+0% $346	+5% $322	+10% $298
Rent	-10% $257	-5% $301	+0% $346	+5% $390	+10% $435
Rate	-1.0pp $389	-0.5pp $367	base $346	+0.5pp $324	+1.0pp $301

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 9 DOM
2. 2026-06-19
   days on market $85,000 Active 7 DOM
3. 2026-06-18
   days on market $85,000 Active 6 DOM
4. 2026-06-17
   days on market $85,000 Active 5 DOM
5. 2026-06-16
   days on market $85,000 Active 4 DOM
6. 2026-06-15
   days on market $85,000 Active 3 DOM
7. 2026-06-13
   remarks 129-char remark
8. 2026-06-13
   listed $85,000 Active 1 DOM

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $728 · $61/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $13,484
• − Mortgage interest: −$4,761
• − Property taxes: −$728
• − Insurance: −$425
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,473
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,445/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: Morehouse Parish
• NCES district ID: 2201110
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 19% ▼ -29.00%
• Median HH income: $30,482
• Composite: 11.46/100
• National rank: #9704
• State rank: #83 of 98 in LA

Livability — Collinston

• Score: 46/100
• State rank: #451
• US rank: #26513

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: Collinston, LA
• Population (ZIP): 1,462

Population outlook (Morehouse County) Hauer SSP2

• Today (2025): 23,631 people
• By 2030: 22,114 · -6.4%
• By 2040: 19,203 · -18.7%
• By 2050: 16,698 · -29.3%
• By 2075: 11,998 · -49.2%
• By 2100: 8,622 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 27% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Morehouse

• 2024 margin: R (+19.4) · D 39.7% · R 59.0% · Other 1.3%
• 2008→2024 swing: -8.3pp toward R · 2008: -11.1pp · 2024: -19.4pp
• All cycles: 2024: R+19.4 2020: R+13.5 2016: R+11.4 2012: R+5.6 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.58%
• Current HPI: 115.1058
• 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

1 event — show timeline

• 2026-06-12 Listed $85,000 NELABOR

Property tax history

+4.0%/yr

Latest (2024): $728 · +31.5% YoY. Source: county tax records.