220 Sanders St · Franklin, LA 70538

$68,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 144 Days on market

Built 1964 0.50 ac lot $42/sqft · 18% below area Est $83k · 18% under ↓ 39% since listing

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Why this score? — see what drove the A- 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
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This delightful home offers spacious rooms with easy access to Hwy 90. Most rooms have prep work done for repainting, ready for your personal touch after the purchase. The primary suite has an adjacent bath, and the living room has direct access to the front door. There is a nice storage shed beyond the carport, and a patio which offers a peaceful and quiet retreat from the everyday work world. Please verify flood zone with you insurance agent, and school zones with St. Mary Parish School System. Agents, you have my permission to share this listing! Gas is provided through Centerpoint Energy Electric is Cleco

Key facts

• Storage shed
• Adjacent bath
• Patio

Tags

• EASY ACCESS TO HWY 90
• ADJACENT BATH
• DIRECT ACCESS TO FRONT DOOR
• STORAGE SHED
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 5.5% in Franklin — 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 67/100 on livability (#107 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 93 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($470 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $32k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.88% ✓
• Cap rate: 15.53%
• Cash-on-cash: 33.00%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (median comp): $83,290
• List price: $68,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Sanders St	0.03mi	3/2.0	1,624 (0%)	19mo	$81,350	$50	83
408 Sanders St	0.27mi	3/2.0	1,795 (+10%)	12mo	$75,000	$42	60
1016 West Third St	0.33mi	3/1.5	1,419 (-13%)	6mo	$79,900	$56	57
620 Iberia St	0.43mi	3/1.0	1,696 (+4%)	14mo	$27,000	$16	56
214 Hanson St	0.23mi	3/2.0	1,472 (-9%)	23mo	$170,000	$115	55
1013 Cayce St	0.56mi	3/2.0	1,516 (-7%)	13mo	$105,000	$69	52
927 Tenth St	0.70mi	4/1.0 (+1)	1,404 (-14%)	22mo	$50,000	$36	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.10×
• Total profit: $39,979
• Equity at exit: $28,888

10-year hold

• IRR: 38.5%
• Equity multiple: 6.13×
• Total profit: $97,654
• Equity at exit: $43,249

Cash invested: $19,040 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 93
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $524

Break-even live

Break-even rent $618

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $562	-5% $543	+0% $524	+5% $504	+10% $485
Rent	-10% $422	-5% $473	+0% $524	+5% $574	+10% $625
Rate	-1.0pp $558	-0.5pp $541	base $524	+0.5pp $506	+1.0pp $488

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $68,000 Active 144 DOM
2. 2026-06-18
   days on market $68,000 Active 142 DOM
3. 2026-06-17
   days on market $68,000 Active 141 DOM
4. 2026-06-16
   days on market $68,000 Active 140 DOM
5. 2026-06-15
   days on market $68,000 Active 139 DOM
6. 2026-06-13
   days on market $68,000 Active 137 DOM
7. 2026-06-12
   days on market $68,000 Active 136 DOM
8. 2026-06-09
   days on market $68,000 Active 133 DOM
9. 2026-06-08
   days on market $68,000 Active 132 DOM
10. 2026-06-07
    days on market $68,000 Active 131 DOM
11. 2026-06-07
    days on market $68,000 Active 130 DOM
12. 2026-06-04
    days on market $68,000 Active 127 DOM
13. 2026-06-02
    days on market $68,000 Active 126 DOM
14. 2026-06-01
    days on market $68,000 Active 125 DOM
15. 2026-05-31
    days on market $68,000 Active 124 DOM
16. 2026-05-31
    days on market $68,000 Active 123 DOM
17. 2026-05-06
    price $68,000 617-char remark

    Show marketing remark (617 chars)

    This delightful home offers spacious rooms with easy access to Hwy 90. Most rooms have prep work done for repainting, ready for your personal touch after the purchase. The primary suite has an adjacent bath, and the living room has direct access to the front door. There is a nice storage shed beyond the carport, and a patio which offers a peaceful and quiet retreat from the everyday work world. Please verify flood zone with you insurance agent, and school zones with St. Mary Parish School System. Agents, you have my permission to share this listing! Gas is provided through Centerpoint Energy Electric is Cleco

18. 2026-03-21
    price $75,000 617-char remark

    Show marketing remark (617 chars)

    This delightful home offers spacious rooms with easy access to Hwy 90. Most rooms have prep work done for repainting, ready for your personal touch after the purchase. The primary suite has an adjacent bath, and the living room has direct access to the front door. There is a nice storage shed beyond the carport, and a patio which offers a peaceful and quiet retreat from the everyday work world. Please verify flood zone with you insurance agent, and school zones with St. Mary Parish School System. Agents, you have my permission to share this listing! Gas is provided through Centerpoint Energy Electric is Cleco

19. 2026-02-13
    price $85,000 617-char remark

    Show marketing remark (617 chars)

    This delightful home offers spacious rooms with easy access to Hwy 90. Most rooms have prep work done for repainting, ready for your personal touch after the purchase. The primary suite has an adjacent bath, and the living room has direct access to the front door. There is a nice storage shed beyond the carport, and a patio which offers a peaceful and quiet retreat from the everyday work world. Please verify flood zone with you insurance agent, and school zones with St. Mary Parish School System. Agents, you have my permission to share this listing! Gas is provided through Centerpoint Energy Electric is Cleco

20. 2026-01-26
    listed $99,500 Active 617-char remark

    Show marketing remark (617 chars)

    This delightful home offers spacious rooms with easy access to Hwy 90. Most rooms have prep work done for repainting, ready for your personal touch after the purchase. The primary suite has an adjacent bath, and the living room has direct access to the front door. There is a nice storage shed beyond the carport, and a patio which offers a peaceful and quiet retreat from the everyday work world. Please verify flood zone with you insurance agent, and school zones with St. Mary Parish School System. Agents, you have my permission to share this listing! Gas is provided through Centerpoint Energy Electric is Cleco

21. 2016-04-28
    soldstatus $106,000
22. 2016-04-22
    soldstatus $106,000 477-char remark

    Show marketing remark (477 chars)

    This adorable home offers 3 bedrooms and 2 baths featuring gorgeous original wood floors with a large den, formal living room. Bedrooms and bathrooms are spacious in size painted in warm historical colors. There is a steel awning that is partially used as patio and car port. Many updates- roof is 3 years old, new windows through out entire home and hvac unit is 4 years old. All appliances to remain. This charmer is priced to move~~ call to schedule your showing today!

23. 2016-02-02
    listed $112,000 477-char remark

    Show marketing remark (477 chars)

    This adorable home offers 3 bedrooms and 2 baths featuring gorgeous original wood floors with a large den, formal living room. Bedrooms and bathrooms are spacious in size painted in warm historical colors. There is a steel awning that is partially used as patio and car port. Many updates- roof is 3 years old, new windows through out entire home and hvac unit is 4 years old. All appliances to remain. This charmer is priced to move~~ call to 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: $1,241 · $103/mo
• Projected year-2 tax: $1,241 · $103/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 5/10 Major FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $15,370
• − Mortgage interest: −$3,809
• − Property taxes: −$1,241
• − Insurance: −$340
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,978
• Taxable income: $5,543
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $4,952/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

-39.3% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $68,000 AcadianaMLS
• 2026-03-21 Price Changed $75,000 AcadianaMLS
• 2026-02-13 Price Changed $85,000 AcadianaMLS
• 2026-01-26 Listed $99,500 AcadianaMLS
• 2016-04-28 Sold (Public Records) $106,000 Public Records
• 2016-04-22 Sold (MLS) $106,000 AcadianaMLS
• 2016-02-02 Listed $112,000 AcadianaMLS

Property tax history

+2.9%/yr

Latest (2025): $1,241 · +0.0% YoY. Source: county tax records.