104 Betty Dr · Richwood, LA 71202

$70,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 40 Days on market

Built 1971 $46/sqft · 23% below area Est $91k · 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home for first time home-buyers with plenty of space. The home offers two spacious living areas and a great size backyard. Have you Realtor to schedule a showing TODAY!!!

Key facts

• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#303 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.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Swayze Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 225 students, 96% FRL); Richwood Junior High School (math 6% / reading 15%, grade F, #197 of 218 statewide, top 91%, 378 students, 93% FRL); Richwood High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 506 students, 88% FRL) — zoned schools average 92% FRL vs 52% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 38% district-wide (-28 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 69 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.73% ✓
• Cap rate: 15.35%
• Cash-on-cash: 32.36%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $90,561
• List price: $70,000
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Woodberry Dr	0.68mi	3/1.5	1,330 (-12%)	7mo	$95,000	$71	40
27 Woodberry Dr	0.71mi	4/2.0 (+1)	1,296 (-14%)	18mo	$134,700	$104	23

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: 27.4%
• Equity multiple: 2.14×
• Total profit: $22,303
• Equity at exit: $10,437

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $62,703
• Equity at exit: $6,052

Cash invested: $19,600 (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 71202

• Active inventory: 69
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $529

Break-even live

Break-even rent $542

Max offer price $70,000

Occupancy floor 51%

Sensitivity live

Price	-10% $568	-5% $548	+0% $529	+5% $509	+10% $489
Rent	-10% $433	-5% $481	+0% $529	+5% $576	+10% $624
Rate	-1.0pp $564	-0.5pp $546	base $529	+0.5pp $510	+1.0pp $492

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   status Pending 176-char remark

   Show marketing remark (176 chars)

   Great home for first time home-buyers with plenty of space. The home offers two spacious living areas and a great size backyard. Have you Realtor to schedule a showing TODAY!!!

2. 2026-03-31
   listed $70,000 Active 176-char remark

   Show marketing remark (176 chars)

   Great home for first time home-buyers with plenty of space. The home offers two spacious living areas and a great size backyard. Have you Realtor to schedule a showing TODAY!!!

3. 2023-08-16
   soldstatus Closed 349-char remark

   Show marketing remark (349 chars)

   A Great Buy! This traditional brick home showcases 3 bedrooms, 1.5 baths, 2 spacious living areas, a Kitchen with tile flooring, and French doors leading to a Big backyard with an outside storage building. This home has much to offer and would make an excellent investment property or Perfect for first-time home buyers. Schedule your showing today.

4. 2023-08-06
   historical 349-char remark

   Show marketing remark (349 chars)

   A Great Buy! This traditional brick home showcases 3 bedrooms, 1.5 baths, 2 spacious living areas, a Kitchen with tile flooring, and French doors leading to a Big backyard with an outside storage building. This home has much to offer and would make an excellent investment property or Perfect for first-time home buyers. Schedule your showing today.

5. 2023-08-03
   status Pending 349-char remark

   Show marketing remark (349 chars)

   A Great Buy! This traditional brick home showcases 3 bedrooms, 1.5 baths, 2 spacious living areas, a Kitchen with tile flooring, and French doors leading to a Big backyard with an outside storage building. This home has much to offer and would make an excellent investment property or Perfect for first-time home buyers. Schedule your showing today.

6. 2023-07-19
   listed $44,950 Active 349-char remark

   Show marketing remark (349 chars)

   A Great Buy! This traditional brick home showcases 3 bedrooms, 1.5 baths, 2 spacious living areas, a Kitchen with tile flooring, and French doors leading to a Big backyard with an outside storage building. This home has much to offer and would make an excellent investment property or Perfect for first-time home buyers. Schedule your showing today.

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $386 · $32/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,536
• − Mortgage interest: −$3,921
• − Property taxes: −$386
• − Insurance: −$350
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,036
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $5,018/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Richwood

• Score: 58/100
• State rank: #303
• US rank: #21140

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): 26,791

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 11% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.58%
• Current HPI: 82.9973
• 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

+55.7% since first listed

6 events — show timeline

• 2026-05-11 Pending — NELABOR
• 2026-03-31 Listed $70,000 NELABOR
• 2023-08-16 Sold (MLS) — NELABOR
• 2023-08-06 Delisted — NELABOR
• 2023-08-03 Pending — NELABOR
• 2023-07-19 Listed $44,950 NELABOR

Property tax history

+0.4%/yr

Latest (2025): $386 · -0.8% YoY. Source: county tax records.