116 Tuff St · Dubach, LA 71235

$127,500

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 112 Days on market

Built 1985 0.27 ac lot

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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 +14.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy 2 bedroom 2 bath home in Hico area. Some furnishings are negotiable.

Key facts

• Ceramic flooring
• Laminate flooring
• Metal roof

Tags

• QUIET DEAD-END STREET
• VINYL SIDING
• METAL ROOF
• GAS FIREPLACE
• CERAMIC FLOORING
• LAMINATE FLOORING

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 1-car garage
• Utilities: Public water; Septic tank sewer; Natural gas available and connected
• Home design: Single-family residence; One story; Entry level on 1; Site-built home
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Landscaped lot; Cleared lot; Paved road access; Gazebo; Workshop; Outbuilding; Storage

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range hood; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Walk-in closet(s); Double pane windows; Gas log ventless fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $22 ($260/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 $103k (19.4% below list).
• Recommended offer: $103k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#231 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: health & safety D, amenities F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dubach School (math 24% / reading 34%, grade F, #333 of 646 statewide, top 54%, 149 students, 71% FRL).
• Market conditions: 22 active listings in the ZIP; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($882 loan paydown + $13k appreciation (10.0% local appreciation)).
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $102,763 (19.4% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $70,780
• Equity at exit: $114,862

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $207,270
• Equity at exit: $247,704

Cash invested: $35,700 (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 71235

• Home prices YoY: 6.5%
• Active inventory: 22
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $22

Break-even live

Break-even rent $1,000

Max offer price $127,500

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $58	+0% $22	+5% $-14	+10% $-50
Rent	-10% $-59	-5% $-19	+0% $22	+5% $62	+10% $103
Rate	-1.0pp $86	-0.5pp $54	base $22	+0.5pp $-11	+1.0pp $-45

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-16
   price $127,500
3. 2026-02-25
   price $130,000
4. 2026-01-07
   listed $135,000 Active
5. 2023-07-10
   soldstatus $127,500
6. 2023-07-07
   soldstatus Closed 73-char remark

   Show marketing remark (73 chars)

   Cozy 2 bedroom 2 bath home in Hico area. Some furnishings are negotiable.

7. 2023-05-01
   price $135,000 73-char remark

   Show marketing remark (73 chars)

   Cozy 2 bedroom 2 bath home in Hico area. Some furnishings are negotiable.

8. 2023-02-21
   price $150,000 73-char remark

   Show marketing remark (73 chars)

   Cozy 2 bedroom 2 bath home in Hico area. Some furnishings are negotiable.

9. 2023-02-03
   listed $160,000 Active 73-char remark

   Show marketing remark (73 chars)

   Cozy 2 bedroom 2 bath home in Hico area. Some furnishings are negotiable.

10. 2004-08-24
    soldstatus $25,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $12,332
• − Mortgage interest: −$7,142
• − Property taxes: −$821
• − Insurance: −$638
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,709
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $728/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Dubach

• Score: 61/100
• State rank: #231
• US rank: #17585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,979

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Russian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.36%
• Current HPI: 237.01
• 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

+410.0% since first listed

10 events — show timeline

• 2026-04-30 Pending — NELABOR
• 2026-04-16 Price Changed $127,500 NELABOR
• 2026-02-25 Price Changed $130,000 NELABOR
• 2026-01-07 Listed $135,000 NELABOR
• 2023-07-10 Sold (Public Records) $127,500 Public Records
• 2023-07-07 Sold (MLS) — NELABOR
• 2023-05-01 Price Changed $135,000 NELABOR
• 2023-02-21 Price Changed $150,000 NELABOR
• 2023-02-03 Listed $160,000 NELABOR
• 2004-08-24 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $821 · +0.0% YoY. Source: county tax records.