1420 Cynthia St · Franklin, LA 70538

$72,000

4 bd · 1.0 ba · 1,467 sqft · SingleFamily · 65 Days on market

Built 1960 6,534 sqft lot $49/sqft · 15% below area Est $85k · 15% under

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Why this score? — see what drove the A- 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Character, potential, and a layout that surprises you. This 4 bedroom 1 bath home in Franklin sits right next to Franklin High School and just minutes from the historic district. And if you get hungry after your showing, Guadalajara Mexican Grill is just a couple minutes away and is highly recommended by this listing agent lol. The open floor plan feels much larger than you'd expect, and the mature trees on the corner of the lot give it a peaceful setting without crowding the house. One bedroom sits on the far end of the home with its own private entrance, perfect for a mother in law setup or a college kid who needs their own space. Plenty of parking and a yard with real character. This one just needs the right hands to bring it all the way back.

Key facts

• Open floor plan
• Plenty of parking
• Private entrance

Tags

• OPEN FLOOR PLAN
• PRIVATE ENTRANCE
• PLENTY OF PARKING
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 6.2% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 92 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($498 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.83% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (median comp): $85,024
• List price: $72,000
• Delta: -15.32%
• 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
1016 West Third St	0.57mi	3/1.5 (-1)	1,419 (-3%)	6mo	$79,900	$56	56
1405 Weber St	0.33mi	3/1.0 (-1)	1,272 (-13%)	5mo	$107,000	$84	53
214 Hanson St	0.44mi	3/2.0 (-1)	1,472 (+0%)	23mo	$170,000	$115	51
224 Sanders St	0.25mi	3/2.0 (-1)	1,624 (+11%)	19mo	$81,350	$50	46

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.08×
• Total profit: $41,944
• Equity at exit: $30,587

10-year hold

• IRR: 38.2%
• Equity multiple: 6.09×
• Total profit: $102,516
• Equity at exit: $45,793

Cash invested: $20,160 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 92
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $549

Break-even live

Break-even rent $621

Max offer price $72,000

Occupancy floor 53%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $72,000 Active 65 DOM
2. 2026-06-17
   days on market $72,000 Active 64 DOM
3. 2026-06-16
   days on market $72,000 Active 63 DOM
4. 2026-06-15
   days on market $72,000 Active 62 DOM
5. 2026-06-13
   days on market $72,000 Active 60 DOM
6. 2026-06-12
   days on market $72,000 Active 59 DOM
7. 2026-06-09
   days on market $72,000 Active 56 DOM
8. 2026-06-08
   days on market $72,000 Active 55 DOM
9. 2026-06-07
   days on market $72,000 Active 54 DOM
10. 2026-06-07
    pricedays on market $72,000 Active 53 DOM
11. 2026-06-04
    days on market $80,000 Active 50 DOM
12. 2026-06-02
    days on market $80,000 Active 49 DOM
13. 2026-06-01
    days on market $80,000 Active 48 DOM
14. 2026-05-31
    days on market $80,000 Active 47 DOM
15. 2026-05-31
    days on market $80,000 Active 46 DOM
16. 2026-04-14
    listed $80,000 Active 756-char remark

    Show marketing remark (756 chars)

    Character, potential, and a layout that surprises you. This 4 bedroom 1 bath home in Franklin sits right next to Franklin High School and just minutes from the historic district. And if you get hungry after your showing, Guadalajara Mexican Grill is just a couple minutes away and is highly recommended by this listing agent lol. The open floor plan feels much larger than you'd expect, and the mature trees on the corner of the lot give it a peaceful setting without crowding the house. One bedroom sits on the far end of the home with its own private entrance, perfect for a mother in law setup or a college kid who needs their own space. Plenty of parking and a yard with real character. This one just needs the right hands to bring it all the way back.

17. 2026-04-14
    listed $80,000 Active 756-char remark

    Show marketing remark (756 chars)

    Character, potential, and a layout that surprises you. This 4 bedroom 1 bath home in Franklin sits right next to Franklin High School and just minutes from the historic district. And if you get hungry after your showing, Guadalajara Mexican Grill is just a couple minutes away and is highly recommended by this listing agent lol. The open floor plan feels much larger than you'd expect, and the mature trees on the corner of the lot give it a peaceful setting without crowding the house. One bedroom sits on the far end of the home with its own private entrance, perfect for a mother in law setup or a college kid who needs their own space. Plenty of parking and a yard with real character. This one just needs the right hands to bring it all the way back.

18. 2015-09-17
    soldstatus $79,900
19. 2014-04-16
    listed $25,740
20. 1994-03-24
    soldstatus

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/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 5/10 Major FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,782
• − Mortgage interest: −$4,033
• − Property taxes: −$995
• − Insurance: −$360
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,095
• Taxable income: $5,774
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $5,196/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

+210.8% since first listed

5 events — show timeline

• 2026-04-14 Listed $80,000 AcadianaMLS
• 2026-04-14 Listed $80,000 GBRMLS
• 2015-09-17 Sold (Public Records) $79,900 Public Records
• 2014-04-16 Listed $25,740 AcadianaMLS
• 1994-03-24 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $995 · +0.0% YoY. Source: county tax records.