2366 Dawson St · Haynesville, LA 71038

$60,000

3 bd · 1.0 ba · 1,033 sqft · SingleFamily · 135 Days on market

Built 1950 10,018 sqft lot $58/sqft · 147% above area

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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 +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great investment opportunity or starter home. Home has 3 bedrooms, 1 bathroom. Located near downtown Haynesville. Call for your appointment today!

Key facts

• 0.23 acre lot
• Built 1950
• Listed 135 days

Tags

• INVESTMENT OPPORTUNITY
• NEAR DOWNTOWN HAYNESVILLE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#255 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, health & safety D, amenities F.
• Claiborne Parish (rural): math 13% / reading 19% proficiency, ranked #77 of 98 in LA (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 3 units permitted in Claiborne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Claiborne County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $39k; list at $60k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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. 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: 1.57% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $24,252
• List price: $60,000
• Delta: 147.41%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.9%
• Equity multiple: 2.86×
• Total profit: $31,242
• Equity at exit: $26,979

10-year hold

• IRR: 33.2%
• Equity multiple: 5.61×
• Total profit: $77,531
• Equity at exit: $41,577

Cash invested: $16,800 (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 71038

• Active inventory: 13
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$28 /mo · $335/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $377

Break-even live

Break-even rent $465

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $411	-5% $394	+0% $377	+5% $360	+10% $343
Rent	-10% $303	-5% $340	+0% $377	+5% $415	+10% $452
Rate	-1.0pp $407	-0.5pp $393	base $377	+0.5pp $362	+1.0pp $346

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $60,000 Active 135 DOM
2. 2026-06-18
   days on market $60,000 Active 133 DOM
3. 2026-06-17
   days on market $60,000 Active 132 DOM
4. 2026-06-16
   days on market $60,000 Active 131 DOM
5. 2026-06-15
   days on market $60,000 Active 130 DOM
6. 2026-06-13
   days on market $60,000 Active 128 DOM
7. 2026-06-12
   days on market $60,000 Active 127 DOM
8. 2026-06-09
   days on market $60,000 Active 124 DOM
9. 2026-06-08
   days on market $60,000 Active 123 DOM
10. 2026-06-07
    days on market $60,000 Active 122 DOM
11. 2026-06-07
    days on market $60,000 Active 121 DOM
12. 2026-06-04
    days on market $60,000 Active 118 DOM
13. 2026-06-02
    days on market $60,000 Active 117 DOM
14. 2026-06-01
    days on market $60,000 Active 116 DOM
15. 2026-05-31
    days on market $60,000 Active 115 DOM
16. 2026-05-31
    days on market $60,000 Active 114 DOM
17. 2026-02-05
    listed $60,000 Active 146-char remark

    Show marketing remark (146 chars)

    Great investment opportunity or starter home. Home has 3 bedrooms, 1 bathroom. Located near downtown Haynesville. Call for your appointment today!

18. 2023-08-08
    soldstatus $39,000
19. 2021-04-26
    soldstatus 312-char remark

    Show marketing remark (312 chars)

    Great starter home or rental property located near downtown Haynesville, LA. House includes metal siding, central air and heat, storm doors, ceiling fans, 3 bedrooms and 1 bath, dining room and kitchen. Property has a 12 x 16 ' vinyl sided storage building, chain link fenced backyard, and a 1 car metal carport.

20. 2019-08-31
    listed $45,000 312-char remark

    Show marketing remark (312 chars)

    Great starter home or rental property located near downtown Haynesville, LA. House includes metal siding, central air and heat, storm doors, ceiling fans, 3 bedrooms and 1 bath, dining room and kitchen. Property has a 12 x 16 ' vinyl sided storage building, chain link fenced backyard, and a 1 car metal carport.

21. 2012-11-07
    soldstatus $27,500

ⓘ 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: $335 · $28/mo
• Projected year-2 tax: $335 · $28/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $11,314
• − Mortgage interest: −$3,361
• − Property taxes: −$335
• − Insurance: −$300
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,745
• Taxable income: $3,762
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $3,624/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: Claiborne Parish
• NCES district ID: 2200450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 19% ▼ -33.00%
• Median HH income: $30,278
• Composite: 12.69/100
• National rank: #9605
• State rank: #77 of 98 in LA

Livability — Haynesville

• Score: 60/100
• State rank: #255
• US rank: #19053

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haynesville, LA
• Population (ZIP): 3,797

Population outlook (Claiborne County) Hauer SSP2

• Today (2025): 14,937 people
• By 2030: 14,189 · -5.0%
• By 2040: 12,747 · -14.7%
• By 2050: 11,524 · -22.8%
• By 2075: 9,198 · -38.4%
• By 2100: 7,310 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (57%)
• Race & ethnicity: Black 57% White 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 0%
• Foreign-born: 0%

Political lean MEDSL · Claiborne

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -11.5pp toward R · 2008: -10.6pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+15.8 2016: R+13.5 2012: R+9.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+118.2% since first listed

5 events — show timeline

• 2026-02-05 Listed $60,000 NELABOR
• 2023-08-08 Sold (Public Records) $39,000 Public Records
• 2021-04-26 Sold (MLS) — NTREIS
• 2019-08-31 Listed $45,000 NTREIS
• 2012-11-07 Sold (Public Records) $27,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $335 · +0.4% YoY. Source: county tax records.