9747 Grant St · Wilson, LA 70789

$130,000

3 bd · 2.0 ba · 1,377 sqft · SingleFamily · 17 Days on market

Built 1968 1.54 ac lot

---

Why this score? — see what drove the C- 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• 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

A perfect blend of rustic comfort and country living! This charming home is nestled beneath mature trees on a little more than an acre and a half. Featuring warm wood interiors, exposed beam ceilings and a wood burning fireplace. A large primary suite, with plenty of room to unwind, includes a walk-in closet. Speaking of relaxation, whether you're starting your day or ending it--the spacious screened porch was made for peaceful mornings or restful evenings. Alongside the main home, you'll find a cozy guest house offering just under 400 square feet of studio-style living space. Currently tenant-occupied, this additional dwelling is not included in the listed living square footage. Full of character and tucked away - this property is a must see! From a family home to a weekend retreat, the possibilities are endless.

Key facts

• Wood interiors
• Walk-in closet
• Primary suite

Tags

• MATURE TREES
• WOOD INTERIORS
• EXPOSED BEAM CEILINGS
• WOOD BURNING FIREPLACE
• PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family detached residence; 1 story
• Construction: Wood siding; Slab foundation
• Exterior features: Shingle roof; Lot dimensions: 247 x 239 x 241 x 317; Lot area approximately 1.54 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) and ductless cooling; Heating present (other)
• Interior features: Walk-in closet(s); One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (8.0% below list).
• Recommended offer: $120k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#312 in LA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• East Feliciana Parish (rural): math 19% / reading 28% proficiency, ranked #62 of 98 in LA (top 63%) — 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: 5 active listings in the ZIP; 42 units permitted in East Feliciana Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• East Feliciana County population projected at -18% 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $52k; list at $130k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $119,619 (8.0% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 9.1

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: 13.2%
• Equity multiple: 1.75×
• Total profit: $27,410
• Equity at exit: $58,454

10-year hold

• IRR: 15.1%
• Equity multiple: 3.22×
• Total profit: $80,944
• Equity at exit: $90,084

Cash invested: $36,400 (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 70789

• Active inventory: 5
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $186

Break-even live

Break-even rent $961

Max offer price $130,000

Occupancy floor 79%

Sensitivity live

Price	-10% $259	-5% $222	+0% $186	+5% $149	+10% $-43
Rent	-10% $91	-5% $138	+0% $186	+5% $233	+10% $280
Rate	-1.0pp $251	-0.5pp $219	base $186	+0.5pp $152	+1.0pp $118

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-14
   status $130,000 Pending 17 DOM
2. 2026-06-10
   days on market $130,000 Active 17 DOM
3. 2026-06-09
   days on market $130,000 Active 16 DOM
4. 2026-06-08
   days on market $130,000 Active 15 DOM
5. 2026-06-07
   statusdays on market $130,000 Active 14 DOM
6. 2026-06-02
   status $130,000 Pending 13 DOM
7. 2026-06-01
   days on market $130,000 Active 13 DOM
8. 2026-05-31
   days on market $130,000 Active 12 DOM
9. 2026-05-31
   days on market $130,000 Active 11 DOM
10. 2026-05-19
    listed $130,000 Active 825-char remark

    Show marketing remark (825 chars)

    A perfect blend of rustic comfort and country living! This charming home is nestled beneath mature trees on a little more than an acre and a half. Featuring warm wood interiors, exposed beam ceilings and a wood burning fireplace. A large primary suite, with plenty of room to unwind, includes a walk-in closet. Speaking of relaxation, whether you're starting your day or ending it--the spacious screened porch was made for peaceful mornings or restful evenings. Alongside the main home, you'll find a cozy guest house offering just under 400 square feet of studio-style living space. Currently tenant-occupied, this additional dwelling is not included in the listed living square footage. Full of character and tucked away - this property is a must see! From a family home to a weekend retreat, the possibilities are endless.

11. 2026-05-19
    listed $130,000 Active

    Show marketing remark (825 chars)

    A perfect blend of rustic comfort and country living! This charming home is nestled beneath mature trees on a little more than an acre and a half. Featuring warm wood interiors, exposed beam ceilings and a wood burning fireplace. A large primary suite, with plenty of room to unwind, includes a walk-in closet. Speaking of relaxation, whether you're starting your day or ending it--the spacious screened porch was made for peaceful mornings or restful evenings. Alongside the main home, you'll find a cozy guest house offering just under 400 square feet of studio-style living space. Currently tenant-occupied, this additional dwelling is not included in the listed living square footage. Full of character and tucked away - this property is a must see! From a family home to a weekend retreat, the possibilities are endless.

12. 2018-03-05
    soldstatus Sold
13. 2018-03-05
    soldstatus $52,000
14. 2018-01-29
    status Pending
15. 2018-01-25
    listed $52,000 Active
16. 2018-01-25
    listed $52,000
17. 2006-04-07
    listed $115,000
18. 2006-04-07
    listed $115,000
19. 2005-06-08
    listed $115,000
20. 2005-06-08
    listed $115,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$432/yr (+$36/mo · 153.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,354
• − Mortgage interest: −$7,282
• − Property taxes: −$283
• − Insurance: −$650
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$3,782
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $2,212/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: East Feliciana Parish
• NCES district ID: 2200600
• Math proficiency: 19% ▼ -36.00%
• Reading proficiency: 28% ▼ -37.00%
• Median HH income: $43,478
• Composite: 20.16/100
• National rank: #8636
• State rank: #62 of 98 in LA

Livability — Wilson

• Score: 58/100
• State rank: #312
• US rank: #21505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, LA
• Population (ZIP): 768

Population outlook (East Feliciana County) Hauer SSP2

• Today (2025): 18,858 people
• By 2030: 18,225 · -3.4%
• By 2040: 16,760 · -11.1%
• By 2050: 15,456 · -18.0%
• By 2075: 13,112 · -30.5%
• By 2100: 11,117 · -41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 16%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · East Feliciana

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.2%
• 2008→2024 swing: -11.7pp toward R · 2008: -10.6pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+17.0 2016: R+13.3 2012: R+7.3 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

+13.0% since first listed

11 events — show timeline

• 2026-05-19 Listed $130,000 GBRMLS
• 2026-05-19 Listed $130,000 AcadianaMLS
• 2018-03-05 Sold (Public Records) $52,000 Public Records
• 2018-03-05 Sold (MLS) — GBRMLS
• 2018-01-29 Pending — GBRMLS
• 2018-01-25 Listed $52,000 AcadianaMLS
• 2018-01-25 Listed $52,000 GBRMLS
• 2006-04-07 Listed $115,000 AcadianaMLS
• 2006-04-07 Listed $115,000 GBRMLS
• 2005-06-08 Listed $115,000 AcadianaMLS
• 2005-06-08 Listed $115,000 GBRMLS

Property tax history

+0.2%/yr

Latest (2025): $283 · +0.0% YoY. Source: county tax records.