3591 Highway 104 · Lawtell, LA 70570

$59,900

3 bd · 2.0 ba · 1,936 sqft · SingleFamily · 44 Days on market

Built 1978 1.51 ac lot $31/sqft · 72% below area ↓ 57% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

Key facts

• Solid construction
• Vast backyard
• Mature shade trees

Tags

• ALL-BRICK CADIAN STYLE
• VAST BACKYARD
• MATURE SHADE TREES
• SOLID CONSTRUCTION
• SERENE SETTING

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public water; Septic tank sewer
• Home design: Single-story; Slab foundation
• Construction: Brick construction; Shingle roof; Built with slab foundation
• Exterior features: City lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Five total rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#248 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, crime F, amenities F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 312 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 2.00% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.11%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $215,871
• List price: $59,900
• Delta: -72.25%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3672 Highway 3043	0.31mi	3/2.0	1,925 (-1%)	2mo	$195,000	$101	83

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $21,806
• Equity at exit: $8,931

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $59,680
• Equity at exit: $5,179

Cash invested: $16,772 (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 70570

• Home prices YoY: -34.7%
• Active inventory: 312
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $494

Break-even live

Break-even rent $572

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $528	-5% $511	+0% $494	+5% $477	+10% $460
Rent	-10% $399	-5% $447	+0% $494	+5% $541	+10% $589
Rate	-1.0pp $524	-0.5pp $509	base $494	+0.5pp $479	+1.0pp $463

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $59,900 Active 44 DOM
2. 2026-06-18
   days on market $59,900 Active 42 DOM
3. 2026-06-18
   price $59,900 Active 41 DOM
4. 2026-06-17
   days on market $89,900 Active 41 DOM

   Show marketing remark (504 chars)

   Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

5. 2026-06-16
   days on market $89,900 Active 40 DOM
6. 2026-06-15
   days on market $89,900 Active 39 DOM
7. 2026-06-13
   pricedays on market $89,900 Active 37 DOM
8. 2026-06-12
   days on market $124,900 Active 36 DOM

   Show marketing remark (504 chars)

   Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

9. 2026-06-09
   days on market $124,900 Active 33 DOM
10. 2026-06-08
    days on market $124,900 Active 32 DOM
11. 2026-06-07
    days on market $124,900 Active 31 DOM
12. 2026-06-07
    days on market $124,900 Active 30 DOM
13. 2026-06-04
    days on market $124,900 Active 27 DOM
14. 2026-06-02
    days on market $124,900 Active 26 DOM
15. 2026-06-01
    days on market $124,900 Active 25 DOM
16. 2026-05-31
    days on market $124,900 Active 24 DOM
17. 2026-05-31
    days on market $124,900 Active 23 DOM
18. 2026-05-13
    price $124,900 504-char remark

    Show marketing remark (504 chars)

    Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

19. 2026-05-13
    price $124,900 509-char remark

    Show marketing remark (504 chars)

    Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

20. 2026-05-07
    listed $139,900 Active 504-char remark

    Show marketing remark (504 chars)

    Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

21. 2026-05-07
    listed $139,900 Active 509-char remark

    Show marketing remark (504 chars)

    Discover the potential of this classic all-brick Cadian style nestled on a beautiful, tree-lined lot. The expansive interior features striking floor-to-ceiling traditional wood wainscoting and a large kitchen with a center island--perfect for hosting. With spacious rooms and a functional layout, this home is ready for your modern updates. Outside, enjoy the peace and privacy of your vast backyard surrounded by mature shade trees. A rare find for those seeking solid construction and a serene setting.

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $14,374
• − Mortgage interest: −$3,355
• − Property taxes: −$560
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,743
• Taxable income: $5,320
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $4,653/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. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Lawtell

• Score: 60/100
• State rank: #248
• US rank: #18803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38
• Population (ZIP): 37,188

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 55% White 37% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.38%
• Current HPI: 98.4256
• 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

-57.2% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $59,900 AcadianaMLS
• 2026-06-17 Price Changed $59,900 GSREIN
• 2026-06-12 Price Changed $89,900 AcadianaMLS
• 2026-06-12 Price Changed $89,900 GSREIN
• 2026-05-13 Price Changed $124,900 AcadianaMLS
• 2026-05-13 Price Changed $124,900 GSREIN
• 2026-05-07 Listed $139,900 GSREIN
• 2026-05-07 Listed $139,900 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $560 · +0.8% YoY. Source: county tax records.