1231 M Cole Rd · Marksville, LA 71331

$110,000

3 bd · 1.5 ba · 2,000 sqft · SingleFamily · 72 Days on market

Built 1960 3.00 ac lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

Key facts

• New ceilings
• Grooved paneling
• New flooring

Tags

• JACK AND JILL BATHROOM
• GAS HEATING
• NEW FLOORING
• NEW CEILINGS
• NEW FIXTURES
• GROOVED PANELING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Slab foundation
• Construction: Slab foundation
• Exterior features: City lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Window air conditioning units
• Interior features: Total of 5 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.5% in Marksville — 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 52/100 on livability (#415 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools D, crime F.
• Avoyelles Parish (rural): math 22% / reading 30% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 15 units permitted in Avoyelles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Avoyelles County population projected at -18% 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 1.83×
• Total profit: $25,569
• Equity at exit: $49,461

10-year hold

• IRR: 16.3%
• Equity multiple: 3.40×
• Total profit: $73,856
• Equity at exit: $76,225

Cash invested: $30,800 (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 71331

• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$29 /mo · $342/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $193

Break-even live

Break-even rent $983

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $255	-5% $224	+0% $193	+5% $162	+10% $131
Rent	-10% $96	-5% $144	+0% $193	+5% $241	+10% $290
Rate	-1.0pp $248	-0.5pp $221	base $193	+0.5pp $164	+1.0pp $135

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $110,000 Active 72 DOM
2. 2026-06-19
   days on market $110,000 Active 70 DOM
3. 2026-06-18
   days on market $110,000 Active 69 DOM
4. 2026-06-17
   days on market $110,000 Active 68 DOM
5. 2026-06-16
   days on market $110,000 Active 67 DOM
6. 2026-06-15
   days on market $110,000 Active 66 DOM
7. 2026-06-14
   days on market $110,000 Active 64 DOM
8. 2026-06-13
   days on market $110,000 Active 63 DOM
9. 2026-06-10
   days on market $110,000 Active 61 DOM
10. 2026-06-09
    days on market $110,000 Active 60 DOM
11. 2026-06-08
    days on market $110,000 Active 59 DOM
12. 2026-06-07
    days on market $110,000 Active 58 DOM
13. 2026-06-03
    days on market $110,000 Active 54 DOM
14. 2026-06-02
    days on market $110,000 Active 53 DOM
15. 2026-06-01
    days on market $110,000 Active 52 DOM
16. 2026-05-31
    days on market $110,000 Active 51 DOM
17. 2026-05-30
    days on market $110,000 Active 50 DOM
18. 2026-05-20
    price $110,000 424-char remark

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

19. 2026-05-20
    price $110,000

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

20. 2026-04-29
    price $114,900 424-char remark

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

21. 2026-04-29
    price $114,900

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

22. 2026-04-10
    listed $124,900 Active 424-char remark

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

23. 2026-04-10
    listed $124,900 Active

    Show marketing remark (424 chars)

    Situated on 3 acres near the Red River, this home offers easy access to Larto Lake, a large park, and a nearby boat ramp. The interior features a functional Jack and Jill bathroom, gas heating, and stylish updates including new flooring, ceilings, and fixtures. Enjoy the charming grooved paneling and a refreshed porch with new steps. Accessibility is prioritized with handicap-accessible toilets and a sliding shower door.

24. 2025-12-02
    soldstatus $50,000
25. 2004-02-09
    soldstatus

ⓘ 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: $342 · $29/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$263/yr (+$22/mo · 76.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,724
• − Mortgage interest: −$6,162
• − Property taxes: −$342
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,200
• Taxable income: $612
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,169/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: Avoyelles Parish
• NCES district ID: 2200150
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 30% ▼ -29.00%
• Median HH income: $33,891
• Composite: 21.32/100
• National rank: #8378
• State rank: #56 of 98 in LA

Livability — Marksville

• Score: 52/100
• State rank: #415
• US rank: #25114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 765

Population outlook (Avoyelles County) Hauer SSP2

• Today (2025): 39,084 people
• By 2030: 37,784 · -3.3%
• By 2040: 35,049 · -10.3%
• By 2050: 32,225 · -17.5%
• By 2075: 25,695 · -34.3%
• By 2100: 18,985 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 16% Hispanic / Latino 10% Black 1%
• Common ancestry: Lithuanian 11% Scottish 3%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Avoyelles

• 2024 margin: Solid R (+43.1) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -20.1pp toward R · 2008: -23.1pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.8 2016: R+37.0 2012: R+27.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+120.0% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $110,000 AcadianaMLS
• 2026-05-20 Price Changed $110,000 GSREIN
• 2026-04-29 Price Changed $114,900 AcadianaMLS
• 2026-04-29 Price Changed $114,900 GSREIN
• 2026-04-10 Listed $124,900 GSREIN
• 2026-04-10 Listed $124,900 AcadianaMLS
• 2025-12-02 Sold (Public Records) $50,000 Public Records
• 2004-02-09 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $342 · +0.0% YoY. Source: county tax records.