176 Hamm Rd · Farmerville, LA 71241

$169,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 214 Days on market

Built 1950 $113/sqft · at area comps Est $193k · 12% under

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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
• ARV discount +13.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming 3 bedroom, 2 bathroom home in the heart of Farmerville. This home has been completely remodeled with fresh paint, new flooring, a tankless water heater, a new roof and a 4th room addition that could be used as an office or another bedroom. Call your Real Estate Agent today to view your new home

Key facts

• Fresh paint
• Completely remodeled
• New flooring

Tags

• COMPLETELY REMODELED
• FRESH PAINT
• NEW FLOORING
• TANKLESS WATER HEATER
• NEW ROOF
• 4TH ROOM ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.6% in Farmerville — 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 57/100 on livability (#321 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Union Parish (rural): math 12% / reading 20% proficiency, ranked #74 of 98 in LA (top 76%) — 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: 111 active listings in the ZIP; 2 units permitted in Union 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.
• Union County population projected at -14% 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $170k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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. 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: 1.24% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.57%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (median comp): $193,433
• List price: $169,900
• Delta: -12.17%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $14,239
• Equity at exit: $25,333

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $65,985
• Equity at exit: $14,690

Cash invested: $47,572 (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 71241

• Home prices YoY: -21.0%
• Active inventory: 111
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $657

Break-even live

Break-even rent $1,272

Max offer price $169,900

Occupancy floor 64%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $169,900 Active 214 DOM
2. 2026-06-18
   days on market $169,900 Active 213 DOM
3. 2026-06-17
   days on market $169,900 Active 212 DOM
4. 2026-06-16
   days on market $169,900 Active 211 DOM
5. 2026-06-15
   days on market $169,900 Active 210 DOM
6. 2026-06-14
   days on market $169,900 Active 208 DOM
7. 2026-06-13
   days on market $169,900 Active 207 DOM
8. 2026-06-10
   days on market $169,900 Active 205 DOM
9. 2026-06-09
   days on market $169,900 Active 204 DOM
10. 2026-06-08
    days on market $169,900 Active 203 DOM
11. 2026-06-07
    days on market $169,900 Active 202 DOM
12. 2026-06-05
    days on market $169,900 Active 199 DOM
13. 2026-06-02
    days on market $169,900 Active 197 DOM
14. 2026-06-01
    days on market $169,900 Active 196 DOM
15. 2026-05-31
    days on market $169,900 Active 195 DOM
16. 2026-05-30
    days on market $169,900 Active 194 DOM
17. 2026-05-01
    status Active 319-char remark

    Show marketing remark (319 chars)

    Check out this charming 3 bedroom, 2 bathroom home in the heart of Farmerville. This home has been completely remodeled with fresh paint, new flooring, a tankless water heater, a new roof and a 4th room addition that could be used as an office or another bedroom. Call your Real Estate Agent today to view your new home

18. 2026-01-09
    price $169,900 319-char remark

    Show marketing remark (319 chars)

    Check out this charming 3 bedroom, 2 bathroom home in the heart of Farmerville. This home has been completely remodeled with fresh paint, new flooring, a tankless water heater, a new roof and a 4th room addition that could be used as an office or another bedroom. Call your Real Estate Agent today to view your new home

19. 2025-11-14
    listed $179,900 Active 319-char remark

    Show marketing remark (319 chars)

    Check out this charming 3 bedroom, 2 bathroom home in the heart of Farmerville. This home has been completely remodeled with fresh paint, new flooring, a tankless water heater, a new roof and a 4th room addition that could be used as an office or another bedroom. Call your Real Estate Agent today to view your new home

20. 2010-04-12
    soldstatus $37,500

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$416/yr (+$35/mo · 80.4%)

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

Taxation est. · year 1

• Rental income: $25,244
• − Mortgage interest: −$9,517
• − Property taxes: −$518
• − Insurance: −$850
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − Depreciation: −$4,943
• Taxable income: $5,378
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $6,593/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: Union Parish
• NCES district ID: 2201770
• Math proficiency: 12% ▼ -37.00%
• Reading proficiency: 20% ▼ -34.00%
• Median HH income: $37,279
• Composite: 13.35/100
• National rank: #9537
• State rank: #74 of 98 in LA

Livability — Farmerville

• Score: 57/100
• State rank: #321
• US rank: #21826

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,773

Population outlook (Union County) Hauer SSP2

• Today (2025): 21,722 people
• By 2030: 21,226 · -2.3%
• By 2040: 20,026 · -7.8%
• By 2050: 18,682 · -14.0%
• By 2075: 15,725 · -27.6%
• By 2100: 12,509 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 26% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+57.0) · D 21.1% · R 78.0%
• 2008→2024 swing: -15.4pp toward R · 2008: -41.5pp · 2024: -57.0pp
• All cycles: 2024: R+57.0 2020: R+51.4 2016: R+48.5 2012: R+41.7 2008: R+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.85%
• Current HPI: 169.0449
• 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

+353.1% since first listed

4 events — show timeline

• 2026-05-01 Relisted — NELABOR
• 2026-01-09 Price Changed $169,900 NELABOR
• 2025-11-14 Listed $179,900 NELABOR
• 2010-04-12 Sold (Public Records) $37,500 Public Records

Property tax history

-1.7%/yr

Latest (2025): $518 · +0.0% YoY. Source: county tax records.