1200 E Mississippi Ave · Ruston, LA 71270

$177,500

3 bd · 3.0 ba · 1,984 sqft · SingleFamily public records · 154 Days on market

Built 1964 0.80 ac lot $89/sqft · at area comps Est $175k · at est. ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +17.3/30.0
• ARV discount +6.9/15.0
• DSCR +5.4/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1200 E Mississippi Ave, a well-located property offering convenience, space, and strong potential right in the heart of Ruston. This home sits just minutes from Louisiana Tech, shopping, dining, and local amenities, making it an excellent option for homeowners or investors alike. Inside, you’ll find a functional layout with comfortable living spaces, generous natural light, and room to make it your own. The kitchen and living areas flow well for everyday living, while the bedrooms provide privacy and flexibility for family, guests, or a home office setup. Outside, the property features a spacious yard with plenty of room for entertaining, pets, or future improvements. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this location continues to be in high demand. Don’t miss your chance to own property in one of Ruston’s most accessible areas — schedule your showing today.

Key facts

• Spacious yard
• Functional layout
• 0.8 acre lot

Tags

• SPACIOUS YARD
• FUNCTIONAL LAYOUT
• MINUTES FROM LOUISIANA TECH
• ROOM FOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $158k (11.2% below list).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.2% in Ruston — 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 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,575/mo this rent would consume 51% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 3 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: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $175,033
• List price: $177,500
• Delta: 1.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Kenwood Dr	0.13mi	3/1.0	1,762 (-11%)	2mo	$171,000	$97	66
806 Eastland Ave	0.40mi	3/2.0	1,762 (-11%)	9mo	$92,500	$52	51
112 Biltmore St	0.44mi	3/2.0	1,750 (-12%)	7mo	$208,000	$119	50
1815 E Georgia Ave	0.64mi	3/2.5	1,688 (-15%)	4mo	$289,000	$171	40

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 · 6.6% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-14,654
• Equity at exit: $26,466

10-year hold

• IRR: 5.6%
• Equity multiple: 1.48×
• Total profit: $23,797
• Equity at exit: $15,347

Cash invested: $49,700 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 277
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$110 /mo · $1,324/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $129

Break-even live

Break-even rent $1,412

Max offer price $177,500

Occupancy floor 87%

Sensitivity live

Price	-10% $230	-5% $180	+0% $129	+5% $79	+10% $29
Rent	-10% $5	-5% $67	+0% $129	+5% $192	+10% $254
Rate	-1.0pp $219	-0.5pp $175	base $129	+0.5pp $83	+1.0pp $37

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S Monroe St Ruston, LA	2.0	1.0	1237	$1,200	$0.97	45d	1	1.15mi
209 Goode Ave Ruston, LA	3.0	2.0	1600	$2,100	$1.31	45d	1	1.15mi

Listing history 27 events

1. 2026-06-21
   days on market $177,500 Active 154 DOM
2. 2026-06-19
   days on market $177,500 Active 152 DOM
3. 2026-06-18
   days on market $177,500 Active 151 DOM
4. 2026-06-17
   days on market $177,500 Active 150 DOM
5. 2026-06-16
   days on market $177,500 Active 149 DOM
6. 2026-06-15
   days on market $177,500 Active 148 DOM
7. 2026-06-14
   days on market $177,500 Active 146 DOM
8. 2026-06-12
   days on market $177,500 Active 145 DOM
9. 2026-06-09
   days on market $177,500 Active 142 DOM
10. 2026-06-08
    days on market $177,500 Active 141 DOM
11. 2026-06-07
    days on market $177,500 Active 140 DOM
12. 2026-06-05
    days on market $177,500 Active 137 DOM
13. 2026-06-03
    days on market $177,500 Active 136 DOM
14. 2026-06-02
    days on market $177,500 Active 135 DOM
15. 2026-06-01
    days on market $177,500 Active 134 DOM
16. 2026-05-31
    days on market $177,500 Active 133 DOM
17. 2026-05-30
    days on market $177,500 Active 132 DOM
18. 2026-05-06
    status Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to 1200 E Mississippi Ave, a well-located property offering convenience, space, and strong potential right in the heart of Ruston. This home sits just minutes from Louisiana Tech, shopping, dining, and local amenities, making it an excellent option for homeowners or investors alike. Inside, you’ll find a functional layout with comfortable living spaces, generous natural light, and room to make it your own. The kitchen and living areas flow well for everyday living, while the bedrooms provide privacy and flexibility for family, guests, or a home office setup. Outside, the property features a spacious yard with plenty of room for entertaining, pets, or future improvements. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this location continues to be in high demand. Don’t miss your chance to own property in one of Ruston’s most accessible areas — schedule your showing today.

19. 2026-04-27
    status Pending 967-char remark

    Show marketing remark (967 chars)

    Welcome to 1200 E Mississippi Ave, a well-located property offering convenience, space, and strong potential right in the heart of Ruston. This home sits just minutes from Louisiana Tech, shopping, dining, and local amenities, making it an excellent option for homeowners or investors alike. Inside, you’ll find a functional layout with comfortable living spaces, generous natural light, and room to make it your own. The kitchen and living areas flow well for everyday living, while the bedrooms provide privacy and flexibility for family, guests, or a home office setup. Outside, the property features a spacious yard with plenty of room for entertaining, pets, or future improvements. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this location continues to be in high demand. Don’t miss your chance to own property in one of Ruston’s most accessible areas — schedule your showing today.

20. 2026-03-06
    price $177,500 967-char remark

    Show marketing remark (967 chars)

    Welcome to 1200 E Mississippi Ave, a well-located property offering convenience, space, and strong potential right in the heart of Ruston. This home sits just minutes from Louisiana Tech, shopping, dining, and local amenities, making it an excellent option for homeowners or investors alike. Inside, you’ll find a functional layout with comfortable living spaces, generous natural light, and room to make it your own. The kitchen and living areas flow well for everyday living, while the bedrooms provide privacy and flexibility for family, guests, or a home office setup. Outside, the property features a spacious yard with plenty of room for entertaining, pets, or future improvements. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this location continues to be in high demand. Don’t miss your chance to own property in one of Ruston’s most accessible areas — schedule your showing today.

21. 2026-01-06
    listed $185,000 Active 967-char remark

    Show marketing remark (967 chars)

    Welcome to 1200 E Mississippi Ave, a well-located property offering convenience, space, and strong potential right in the heart of Ruston. This home sits just minutes from Louisiana Tech, shopping, dining, and local amenities, making it an excellent option for homeowners or investors alike. Inside, you’ll find a functional layout with comfortable living spaces, generous natural light, and room to make it your own. The kitchen and living areas flow well for everyday living, while the bedrooms provide privacy and flexibility for family, guests, or a home office setup. Outside, the property features a spacious yard with plenty of room for entertaining, pets, or future improvements. Whether you’re looking for a primary residence, rental opportunity, or value-add investment, this location continues to be in high demand. Don’t miss your chance to own property in one of Ruston’s most accessible areas — schedule your showing today.

22. 2025-11-14
    price $185,000
23. 2025-09-15
    price $194,000
24. 2025-05-13
    price $198,000
25. 2025-04-25
    price $205,000
26. 2025-04-07
    listed $210,000 Active
27. 2007-03-21
    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: $1,324 · $110/mo
• Projected year-2 tax: $1,324 · $110/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $18,904
• − Mortgage interest: −$9,943
• − Property taxes: −$1,324
• − Insurance: −$888
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,164
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,898/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruston, LA
• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

-15.5% since first listed

10 events — show timeline

• 2026-05-06 Relisted — NELABOR
• 2026-04-27 Pending — NELABOR
• 2026-03-06 Price Changed $177,500 NELABOR
• 2026-01-06 Listed $185,000 NELABOR
• 2025-11-14 Price Changed $185,000 NELABOR
• 2025-09-15 Price Changed $194,000 NELABOR
• 2025-05-13 Price Changed $198,000 NELABOR
• 2025-04-25 Price Changed $205,000 NELABOR
• 2025-04-07 Listed $210,000 NELABOR
• 2007-03-21 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,324 · +0.0% YoY. Source: county tax records.