8930 Hwy 120 Hwy · Robeline, LA 71469

$109,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily · 266 Days on market

Built 1960 Fair condition ↓ 22% 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Nice home in the Country off of a main road-this 3 bedroom 1 bath home. Wonderful school district. This home is priced to sell.

Key facts

• Parking
• Built 1960
• Listed 265 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#314 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Natchitoches Parish (town): math 29% / reading 36% proficiency, ranked #41 of 98 in LA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 95 units permitted in Natchitoches Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($754 loan paydown + $3k appreciation (3.0% local appreciation)).
• Natchitoches County population projected at -12% 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 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.3

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: 11.5%
• Equity multiple: 1.66×
• Total profit: $20,071
• Equity at exit: $49,011

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $61,787
• Equity at exit: $75,532

Cash invested: $30,520 (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 71469

• Active inventory: 7
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $109

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 85%

Sensitivity live

Price	-10% $184	-5% $146	+0% $109	+5% $71	+10% $33
Rent	-10% $23	-5% $66	+0% $109	+5% $152	+10% $195
Rate	-1.0pp $164	-0.5pp $136	base $109	+0.5pp $80	+1.0pp $52

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $109,000 Active 266 DOM
2. 2026-06-18
   days on market $109,000 Active 265 DOM
3. 2026-06-17
   days on market $109,000 Active 264 DOM
4. 2026-06-16
   days on market $109,000 Active 263 DOM
5. 2026-06-15
   days on market $109,000 Active 262 DOM
6. 2026-06-14
   days on market $109,000 Active 260 DOM
7. 2026-06-12
   days on market $109,000 Active 259 DOM
8. 2026-06-09
   days on market $109,000 Active 256 DOM
9. 2026-06-08
   days on market $109,000 Active 255 DOM
10. 2026-06-07
    days on market $109,000 Active 254 DOM
11. 2026-06-07
    days on market $109,000 Active 253 DOM
12. 2026-06-04
    days on market $109,000 Active 250 DOM
13. 2026-06-02
    days on market $109,000 Active 249 DOM
14. 2026-06-01
    days on market $109,000 Active 248 DOM
15. 2026-05-31
    days on market $109,000 Active 247 DOM
16. 2026-05-31
    days on market $109,000 Active 246 DOM
17. 2026-05-06
    status Active 127-char remark

    Show marketing remark (127 chars)

    Nice home in the Country off of a main road-this 3 bedroom 1 bath home. Wonderful school district. This home is priced to sell.

18. 2025-09-06
    price $109,000 127-char remark

    Show marketing remark (127 chars)

    Nice home in the Country off of a main road-this 3 bedroom 1 bath home. Wonderful school district. This home is priced to sell.

19. 2025-03-20
    listed $140,000 Active 127-char remark

    Show marketing remark (127 chars)

    Nice home in the Country off of a main road-this 3 bedroom 1 bath home. Wonderful school district. This home is priced to sell.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,093
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,171
• Taxable loss: −$458
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $1,414/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including updating the kitchen and appliances, and improving the landscaping. It has potential for increased value with these improvements.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Moderate Appliances — Outdated and possibly not functioning.
• Major Landscaping — Overgrown and unkempt appearance.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can improve curb appeal and home value.
• Both Replace outdated appliances — Modern appliances can increase both resale and rental value.
• Resale Landscaping improvements — A well-maintained yard can significantly boost curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance.	Moderate	$3,000–15,000
Appliances · Outdated and possibly not functioning.	Moderate	$3,000–15,000
Landscaping · Overgrown and unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint can improve curb appeal and home value. ↑
• Both Replace outdated appliances — Modern appliances can increase both resale and rental value. ↑
• Resale Landscaping improvements — A well-maintained yard can significantly boost curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Natchitoches Parish
• NCES district ID: 2201140
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 36% ▼ -27.00%
• Median HH income: $30,204
• Composite: 26.36/100
• National rank: #7235
• State rank: #41 of 98 in LA

Livability — Robeline

• Score: 58/100
• State rank: #314
• US rank: #21535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,914

Population outlook (Natchitoches County) Hauer SSP2

• Today (2025): 38,130 people
• By 2030: 37,412 · -1.9%
• By 2040: 35,550 · -6.8%
• By 2050: 33,580 · -11.9%
• By 2075: 29,268 · -23.2%
• By 2100: 23,909 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Black 3% Native American 2% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 9% Slovak 3% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Natchitoches

• 2024 margin: Strong R (+22.4) · D 38.2% · R 60.5% · Other 1.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -7.3pp · 2024: -22.4pp
• All cycles: 2024: R+22.4 2020: R+14.9 2016: R+11.0 2012: R+6.6 2008: R+7.3

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

-22.1% since first listed

3 events — show timeline

• 2026-05-06 Relisted — AcadianaMLS
• 2025-09-06 Price Changed $109,000 AcadianaMLS
• 2025-03-20 Listed $140,000 AcadianaMLS