928 S Dogwood Dr · Bogalusa, LA 70427

$170,000

3 bd · 2.0 ba · 1,619 sqft · SingleFamily · 21 Days on market

Built 1970 0.58 ac lot Est $219k · 22% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

3-bedroom 2-bath home situated on a spacious half-acre corner lot in a quiet neighborhood! This well-maintained property features a brand-new roof installed in 2026 and new vinyl plank flooring in the bedrooms for easy maintenance - no carpet! The large living room offers ample space for entertaining and direct access to the covered patio, perfect for relaxing outdoors. Kitchen and dining combo creates a functional layout. The spacious primary suite features large windows that bring in beautiful natural light and offers the ideal nook for cozy bench seating or a reading area. Outside, enjoy abundant yard space, an oversized covered carport for convenient parking, and a storage shed for all your extra storage needs. Great opportunity for comfortable living with room to spread out! Call today to schedule your showing!

Key facts

• Half-acre corner lot
• Brand-new roof
• Covered patio

Tags

• HALF-ACRE CORNER LOT
• BRAND-NEW ROOF
• VINYL PLANK FLOORING
• COVERED PATIO
• KITCHEN AND DINING COMBO
• OVERSIZED COVERED CARPORT

Property features AI

Exterior

• Parking: Attached carport with two spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Corner lot; City lot; Very good condition
• Construction: Brick and vinyl siding; Shingle roof; Slab foundation; Built with year not specified
• Exterior features: Covered porch; Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

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 $271 ($3k/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 $163k (4.2% below list).
• Recommended offer: $163k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 $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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) 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.

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 $162,852 (4.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $218,565
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 S Dogwood Dr	0.13mi	4/3.0 (+1)	1,731 (+7%)	6mo	$112,000	$65	68
1200 Pioneer Rd	0.21mi	3/2.0	1,741 (+8%)	16mo	$235,000	$135	64

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,379
• Equity at exit: $25,348

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,866
• Equity at exit: $14,698

Cash invested: $47,600 (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 70427

• Home prices YoY: -17.8%
• Active inventory: 87
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $271

Break-even live

Break-even rent $1,286

Max offer price $170,000

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $170,000 Active 21 DOM
2. 2026-06-17
   days on market $170,000 Active 20 DOM
3. 2026-06-16
   days on market $170,000 Active 19 DOM
4. 2026-06-15
   days on market $170,000 Active 18 DOM
5. 2026-06-13
   days on market $170,000 Active 16 DOM
6. 2026-06-12
   days on market $170,000 Active 15 DOM
7. 2026-06-09
   days on market $170,000 Active 12 DOM
8. 2026-06-08
   days on market $170,000 Active 11 DOM
9. 2026-06-07
   days on market $170,000 Active 10 DOM
10. 2026-06-05
    days on market $170,000 Active 8 DOM
11. 2026-06-04
    days on market $170,000 Active 6 DOM
12. 2026-06-02
    days on market $170,000 Active 5 DOM
13. 2026-06-01
    days on market $170,000 Active 4 DOM
14. 2026-05-31
    days on market $170,000 Active 3 DOM
15. 2026-05-31
    days on market $170,000 Active 2 DOM
16. 2026-05-28
    listed $170,000 Active

    Show marketing remark (827 chars)

    3-bedroom 2-bath home situated on a spacious half-acre corner lot in a quiet neighborhood! This well-maintained property features a brand-new roof installed in 2026 and new vinyl plank flooring in the bedrooms for easy maintenance - no carpet! The large living room offers ample space for entertaining and direct access to the covered patio, perfect for relaxing outdoors. Kitchen and dining combo creates a functional layout. The spacious primary suite features large windows that bring in beautiful natural light and offers the ideal nook for cozy bench seating or a reading area. Outside, enjoy abundant yard space, an oversized covered carport for convenient parking, and a storage shed for all your extra storage needs. Great opportunity for comfortable living with room to spread out! Call today to schedule your showing!

17. 2026-05-28
    listed $170,000 Active 827-char remark

    Show marketing remark (827 chars)

    3-bedroom 2-bath home situated on a spacious half-acre corner lot in a quiet neighborhood! This well-maintained property features a brand-new roof installed in 2026 and new vinyl plank flooring in the bedrooms for easy maintenance - no carpet! The large living room offers ample space for entertaining and direct access to the covered patio, perfect for relaxing outdoors. Kitchen and dining combo creates a functional layout. The spacious primary suite features large windows that bring in beautiful natural light and offers the ideal nook for cozy bench seating or a reading area. Outside, enjoy abundant yard space, an oversized covered carport for convenient parking, and a storage shed for all your extra storage needs. Great opportunity for comfortable living with room to spread out! Call today to schedule your showing!

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$293/yr (+$24/mo · 45.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $19,542
• − Mortgage interest: −$9,523
• − Property taxes: −$642
• − Insurance: −$850
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,945
• Taxable income: $455
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $3,139/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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $170,000 AcadianaMLS
• 2026-05-28 Listed $170,000 GSREIN

Property tax history

-0.4%/yr

Latest (2025): $642 · +0.3% YoY. Source: county tax records.