816 Pine St · Bogalusa, LA 70427

$129,000

3 bd · 2.0 ba · 1,110 sqft · SingleFamily · 161 Days on market

Built 2025 Good condition 6,751 sqft lot $116/sqft · 54% above area

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable & Affordable! Newly constructed 3-bedroom, 2-bath home on corner lot. The interior features stained concrete flooring, a spacious open-concept living room and kitchen, and beautiful fixtures and finishes throughout. Generously sized bedrooms offer ample closet and storage space. This one was designed for easy maintenance and comfortable living! Located in Flood Zone X – no flood insurance required, and just minutes from local amenities with an easy commute. This home is offered through Bogalusa Rebirth, an Affordable Housing Opportunity under the CHDO Program. This is a HUD Home Assistance Program; buyers must meet HUD income and credit eligibility requirements, agree in writing to the Affordability Period, and consent to receive approved HUD housing counseling. Call today for more information!

Key facts

• Flood zone x
• Local amenities
• Corner lot

Tags

• STAINED CONCRETE FLOORING
• OPEN-CONCEPT LIVING ROOM
• CORNER LOT
• FLOOD ZONE X
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.0% in Bogalusa — 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 59/100 on livability (#273 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, crime F, amenities F.
• City Of Bogalusa School District (town): math 4% / reading 14% proficiency, ranked #96 of 98 in LA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 10 units permitted in Washington Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $83,546
• List price: $129,000
• Delta: 54.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Pine St	0.00mi	3/2.0	1,174 (+6%)	2mo	$132,000	$112	89
811 Long Ave	0.03mi	3/2.0	1,110 (0%)	13mo	$138,000	$124	88
1127 Main St	0.10mi	3/2.0	1,070 (-4%)	20mo	$130,000	$121	73
1516 Warren St	0.44mi	3/2.0	1,274 (+15%)	2mo	$78,750	$62	53
1117 Main St	0.10mi	4/2.0 (+1)	1,265 (+14%)	17mo	$148,000	$117	53
910 Pine St	0.03mi	4/2.5 (+1)	1,271 (+14%)	20mo	$145,000	$114	51
1452 Dan St	0.46mi	3/1.5	1,027 (-8%)	18mo	$90,000	$88	49
838 Ave D	0.68mi	3/1.0	1,100 (-1%)	16mo	$28,500	$26	49
802 Avenue D	0.72mi	2/1.0 (-1)	1,130 (+2%)	11mo	$90,900	$80	46
817 Ave D	0.73mi	3/2.0	1,200 (+8%)	23mo	$60,000	$50	33
801 B Ave	0.64mi	2/2.0 (-1)	982 (-12%)	21mo	$79,000	$80	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-957
• Equity at exit: $19,234

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,916
• Equity at exit: $11,154

Cash invested: $36,120 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $313

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 74%

Sensitivity live

Price	-10% $402	-5% $357	+0% $313	+5% $268	+10% $224
Rent	-10% $192	-5% $253	+0% $313	+5% $373	+10% $433
Rate	-1.0pp $378	-0.5pp $346	base $313	+0.5pp $279	+1.0pp $245

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 161 DOM
2. 2026-06-17
   days on market $129,000 Active 160 DOM
3. 2026-06-16
   days on market $129,000 Active 159 DOM
4. 2026-06-15
   days on market $129,000 Active 158 DOM
5. 2026-06-13
   days on market $129,000 Active 156 DOM
6. 2026-06-12
   days on market $129,000 Active 155 DOM
7. 2026-06-09
   days on market $129,000 Active 152 DOM
8. 2026-06-08
   days on market $129,000 Active 151 DOM
9. 2026-06-07
   days on market $129,000 Active 150 DOM
10. 2026-06-05
    days on market $129,000 Active 148 DOM
11. 2026-06-04
    days on market $129,000 Active 146 DOM
12. 2026-06-02
    days on market $129,000 Active 145 DOM
13. 2026-06-01
    days on market $129,000 Active 144 DOM
14. 2026-05-31
    days on market $129,000 Active 143 DOM
15. 2026-05-31
    days on market $129,000 Active 142 DOM
16. 2026-01-08
    listed $129,000 Active 826-char remark

    Show marketing remark (818 chars)

    Adorable & Affordable! Newly constructed 3-bedroom, 2-bath home on corner lot. The interior features stained concrete flooring, a spacious open-concept living room and kitchen, and beautiful fixtures and finishes throughout. Generously sized bedrooms offer ample closet and storage space. This one was designed for easy maintenance and comfortable living! Located in Flood Zone X - no flood insurance required, and just minutes from local amenities with an easy commute. This home is offered through Bogalusa Rebirth, an Affordable Housing Opportunity under the CHDO Program. This is a HUD Home Assistance Program; buyers must meet HUD income and credit eligibility requirements, agree in writing to the Affordability Period, and consent to receive approved HUD housing counseling. Call today for more information!

17. 2026-01-08
    listed $129,000 Active 818-char remark

    Show marketing remark (818 chars)

    Adorable & Affordable! Newly constructed 3-bedroom, 2-bath home on corner lot. The interior features stained concrete flooring, a spacious open-concept living room and kitchen, and beautiful fixtures and finishes throughout. Generously sized bedrooms offer ample closet and storage space. This one was designed for easy maintenance and comfortable living! Located in Flood Zone X - no flood insurance required, and just minutes from local amenities with an easy commute. This home is offered through Bogalusa Rebirth, an Affordable Housing Opportunity under the CHDO Program. This is a HUD Home Assistance Program; buyers must meet HUD income and credit eligibility requirements, agree in writing to the Affordability Period, and consent to receive approved HUD housing counseling. Call today for more information!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,293
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,753
• Taxable income: $1,808
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,320/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This newly constructed home is in excellent condition with good curb appeal and interior finishes. It offers a spacious open-concept living room and kitchen, and generously sized bedrooms. The home is located in Flood Zone X, with no flood insurance required. The property is offered through Bogalusa Rebirth, an Affordable Housing Opportunity under the CHDO Program.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Adding a front porch or entryway — Improves curb appeal and adds value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value
• Resale Upgrading the bathroom fixtures — Modernizes the bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Adding a front porch or entryway — Improves curb appeal and adds value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and adds value ↑
• Resale Upgrading the bathroom fixtures — Modernizes the bathroom and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: City Of Bogalusa School District
• NCES district ID: 2200240
• Math proficiency: 4% ▼ -30.00%
• Reading proficiency: 14% ▼ -36.00%
• Median HH income: $26,185
• Composite: 6.48/100
• National rank: #9994
• State rank: #96 of 98 in LA

Livability — Bogalusa

• Score: 59/100
• State rank: #273
• US rank: #19955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogalusa, LA
• Population (ZIP): 17,564

Population outlook (Washington County) Hauer SSP2

• Today (2025): 44,642 people
• By 2030: 43,302 · -3.0%
• By 2040: 40,345 · -9.6%
• By 2050: 37,434 · -16.1%
• By 2075: 29,954 · -32.9%
• By 2100: 21,579 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+40.3) · D 29.3% · R 69.6% · Other 1.1%
• 2008→2024 swing: -7.6pp toward R · 2008: -32.7pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+37.6 2016: R+36.8 2012: R+28.3 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.26%
• Current HPI: 112.358
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-08 Listed $129,000 AcadianaMLS
• 2026-01-08 Listed $129,000 GSREIN