1205 Wilmuth St · Bogalusa, LA 70427

$165,000

4 bd · 2.0 ba · 1,403 sqft · SingleFamily · 62 Days on market

Built 2026 0.42 ac lot $118/sqft · 96% above area ↓ 3% since listing

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated 4-bedroom, 2-bath home situated on a spacious corner lot in Bogalusa. This move-in ready property has been completely updated with a new roof, HVAC system, electrical, and plumbing, offering peace of mind for years to come. The home features a functional layout with ample natural light throughout. The primary suite includes a built-in vanity, adding both style and convenience. Each bedroom is well-sized, making this home desirable for a variety of living arrangements. The large corner lot provides excellent curb appeal and outdoor space for entertaining or future enhancements. Don't miss this opportunity to own a fully updated home at an affordable price. Schedule your private showing today. Owner is licensed real estate agent in the State of Louisiana.

Key facts

• Plumbing
• Natural light
• Electrical

Tags

• CORNER LOT
• NEW ROOF
• HVAC SYSTEM
• ELECTRICAL
• PLUMBING
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($155k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.08% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $84,032
• List price: $165,000
• Delta: 96.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Victoria St	0.16mi	3/2.0 (-1)	1,435 (+2%)	3mo	$136,999	$95	81
1309 Catherine St	0.16mi	3/1.5 (-1)	1,536 (+10%)	6mo	$140,000	$91	64
907 Saint John St	0.31mi	4/2.0	1,440 (+3%)	22mo	$25,000	$17	63
1137 Pearl St	0.62mi	3/2.0 (-1)	1,443 (+3%)	10mo	$165,000	$114	53
911 Saint John St	0.28mi	3/1.0 (-1)	1,250 (-11%)	14mo	$17,500	$14	48
508 Caston Ave	0.55mi	3/1.0 (-1)	1,482 (+6%)	13mo	$35,000	$24	45

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $635
• Equity at exit: $24,602

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $35,590
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $431

Break-even live

Break-even rent $1,234

Max offer price $165,000

Occupancy floor 71%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 62 DOM
2. 2026-06-17
   days on market $165,000 Active 61 DOM
3. 2026-06-16
   days on market $165,000 Active 60 DOM
4. 2026-06-15
   days on market $165,000 Active 59 DOM
5. 2026-06-13
   days on market $165,000 Active 57 DOM
6. 2026-06-12
   days on market $165,000 Active 56 DOM
7. 2026-06-09
   days on market $165,000 Active 53 DOM
8. 2026-06-08
   days on market $165,000 Active 52 DOM
9. 2026-06-07
   days on market $165,000 Active 51 DOM
10. 2026-06-05
    days on market $165,000 Active 49 DOM
11. 2026-06-04
    days on market $165,000 Active 47 DOM
12. 2026-06-02
    pricedays on market $165,000 Active 46 DOM
13. 2026-06-01
    days on market $169,000 Active 45 DOM
14. 2026-05-31
    days on market $169,000 Active 44 DOM
15. 2026-05-31
    days on market $169,000 Active 43 DOM
16. 2026-05-17
    price $169,000 785-char remark

    Show marketing remark (791 chars)

    Beautifully renovated 4-bedroom, 2-bath home situated on a spacious corner lot in Bogalusa. This move-in ready property has been completely updated with a new roof, HVAC system, electrical, and plumbing, offering peace of mind for years to come. The home features a functional layout with ample natural light throughout. The primary suite includes a built-in vanity, adding both style and convenience. Each bedroom is well-sized, making this home desirable for a variety of living arrangements. The large corner lot provides excellent curb appeal and outdoor space for entertaining or future enhancements. Don’t miss this opportunity to own a fully updated home at an affordable price. Schedule your private showing today. Owner is licensed real estate agent in the State of Louisiana.

17. 2026-05-17
    price $169,000 791-char remark

    Show marketing remark (791 chars)

    Beautifully renovated 4-bedroom, 2-bath home situated on a spacious corner lot in Bogalusa. This move-in ready property has been completely updated with a new roof, HVAC system, electrical, and plumbing, offering peace of mind for years to come. The home features a functional layout with ample natural light throughout. The primary suite includes a built-in vanity, adding both style and convenience. Each bedroom is well-sized, making this home desirable for a variety of living arrangements. The large corner lot provides excellent curb appeal and outdoor space for entertaining or future enhancements. Don’t miss this opportunity to own a fully updated home at an affordable price. Schedule your private showing today. Owner is licensed real estate agent in the State of Louisiana.

18. 2026-04-17
    listed $175,000 Active 785-char remark

    Show marketing remark (791 chars)

    Beautifully renovated 4-bedroom, 2-bath home situated on a spacious corner lot in Bogalusa. This move-in ready property has been completely updated with a new roof, HVAC system, electrical, and plumbing, offering peace of mind for years to come. The home features a functional layout with ample natural light throughout. The primary suite includes a built-in vanity, adding both style and convenience. Each bedroom is well-sized, making this home desirable for a variety of living arrangements. The large corner lot provides excellent curb appeal and outdoor space for entertaining or future enhancements. Don’t miss this opportunity to own a fully updated home at an affordable price. Schedule your private showing today. Owner is licensed real estate agent in the State of Louisiana.

19. 2026-04-17
    listed $175,000 Active 791-char remark

    Show marketing remark (791 chars)

    Beautifully renovated 4-bedroom, 2-bath home situated on a spacious corner lot in Bogalusa. This move-in ready property has been completely updated with a new roof, HVAC system, electrical, and plumbing, offering peace of mind for years to come. The home features a functional layout with ample natural light throughout. The primary suite includes a built-in vanity, adding both style and convenience. Each bedroom is well-sized, making this home desirable for a variety of living arrangements. The large corner lot provides excellent curb appeal and outdoor space for entertaining or future enhancements. Don’t miss this opportunity to own a fully updated home at an affordable price. Schedule your private showing today. Owner is licensed real estate agent in the State of Louisiana.

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$419/yr (+$35/mo · 85.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,352
• − Mortgage interest: −$9,243
• − Property taxes: −$489
• − Insurance: −$825
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,800
• Taxable income: $2,580
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $4,552/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: 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

-3.4% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $169,000 AcadianaMLS
• 2026-05-17 Price Changed $169,000 GSREIN
• 2026-04-17 Listed $175,000 GSREIN
• 2026-04-17 Listed $175,000 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $489 · +0.3% YoY. Source: county tax records.