319 West End Rd · New Roads, LA 70760

$155,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily · 140 Days on market

Built 1950 0.31 ac lot $86/sqft · 13% below area Est $178k · 13% under ↓ 11% 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 +28.9/30.0
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR WANTED! Seller wishes to remain in place after sale as a tenant. 3 bedroom 1 full bath cozy cottage in the middle of New Roads. Owned by the same family since it was built in 1950 this adorable home is situated on one and a half lots with a large back yard overlooking a hay pasture. The kitchen is very roomy and could easily accommodate a kitchen island for additional seating. The screened front porch faces the East for shady afternoons. Schedule your showing today!

Key facts

• Screened front porch
• Large back yard
• Kitchen island

Tags

• LARGE BACK YARD
• SCREENED FRONT PORCH
• KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.4% in New Roads — 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 55/100 on livability (#365 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools D, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

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.
• Pointe Coupee County population projected at -20% 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1950 — 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 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?
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: 1.19% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

• ARV (median comp): $178,447
• List price: $155,000
• Delta: -13.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Berthier St	0.12mi	3/2.0	1,696 (-6%)	23mo	$184,900	$109	62
2215 False River Dr #5	0.50mi	3/1.5	1,764 (-2%)	12mo	$330,000	$187	61
211 Amelia Ct	0.69mi	3/2.0	1,817 (+1%)	9mo	$325,000	$179	55
102 Andrew St	0.68mi	3/2.0	1,811 (+1%)	15mo	$315,000	$174	51
309 Gisele St	0.50mi	3/2.5	1,894 (+5%)	15mo	$330,000	$174	49
105 Andrew St	0.68mi	3/2.0	1,889 (+5%)	10mo	$352,900	$187	48
810 David St	0.68mi	3/2.0	1,795 (-0%)	20mo	$65,000	$36	48
523 Gisele St	0.71mi	4/3.0 (+1)	1,989 (+10%)	2mo	$350,000	$176	35
311 Pennsylvania Ave	0.72mi	3/2.0	1,658 (-8%)	18mo	$229,900	$139	35
327 Benjamin St	0.57mi	4/3.0 (+1)	1,981 (+10%)	15mo	$365,900	$185	31

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $8,305
• Equity at exit: $23,111

10-year hold

• IRR: 14.4%
• Equity multiple: 2.15×
• Total profit: $50,113
• Equity at exit: $13,402

Cash invested: $43,400 (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 70760

• Home prices YoY: -31.5%
• Active inventory: 66
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $526

Break-even live

Break-even rent $1,185

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $613	-5% $569	+0% $526	+5% $482	+10% $438
Rent	-10% $379	-5% $453	+0% $526	+5% $599	+10% $672
Rate	-1.0pp $604	-0.5pp $565	base $526	+0.5pp $485	+1.0pp $445

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9620 Island Rd Ventress, LA	3.0	2.0	1805	$1,850	$1.02	44d	1	1.23mi

Listing history 8 events

1. 2026-06-02
   days on market $155,000 Active 140 DOM
2. 2026-06-01
   days on market $155,000 Active 139 DOM
3. 2026-05-31
   days on market $155,000 Active 138 DOM
4. 2026-05-31
   days on market $155,000 Active 137 DOM
5. 2026-02-13
   price $155,000 479-char remark

   Show marketing remark (480 chars)

   INVESTOR WANTED! Seller wishes to remain in place after sale as a tenant. 3 bedroom 1 full bath cozy cottage in the middle of New Roads. Owned by the same family since it was built in 1950 this adorable home is situated on one and a half lots with a large back yard overlooking a hay pasture. The kitchen is very roomy and could easily accommodate a kitchen island for additional seating. The screened front porch faces the East for shady afternoons. Schedule your showing today!

6. 2026-02-13
   price $155,000 480-char remark

   Show marketing remark (480 chars)

   INVESTOR WANTED! Seller wishes to remain in place after sale as a tenant. 3 bedroom 1 full bath cozy cottage in the middle of New Roads. Owned by the same family since it was built in 1950 this adorable home is situated on one and a half lots with a large back yard overlooking a hay pasture. The kitchen is very roomy and could easily accommodate a kitchen island for additional seating. The screened front porch faces the East for shady afternoons. Schedule your showing today!

7. 2026-01-13
   listed $175,000 Active 479-char remark

   Show marketing remark (480 chars)

   INVESTOR WANTED! Seller wishes to remain in place after sale as a tenant. 3 bedroom 1 full bath cozy cottage in the middle of New Roads. Owned by the same family since it was built in 1950 this adorable home is situated on one and a half lots with a large back yard overlooking a hay pasture. The kitchen is very roomy and could easily accommodate a kitchen island for additional seating. The screened front porch faces the East for shady afternoons. Schedule your showing today!

8. 2026-01-13
   listed $175,000 Active 480-char remark

   Show marketing remark (480 chars)

   INVESTOR WANTED! Seller wishes to remain in place after sale as a tenant. 3 bedroom 1 full bath cozy cottage in the middle of New Roads. Owned by the same family since it was built in 1950 this adorable home is situated on one and a half lots with a large back yard overlooking a hay pasture. The kitchen is very roomy and could easily accommodate a kitchen island for additional seating. The screened front porch faces the East for shady afternoons. 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: $702 · $58/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$151/yr (+$13/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$8,682
• − Property taxes: −$702
• − Insurance: −$775
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,509
• Taxable income: $3,980
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $5,352/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — New Roads

• Score: 55/100
• State rank: #365
• US rank: #23356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Roads, LA
• Population (ZIP): 6,119

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Two or more races 5%
• Common ancestry: Lithuanian 11% Serbian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.48%
• Current HPI: 112.0492
• 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

-11.4% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $155,000 AcadianaMLS
• 2026-02-13 Price Changed $155,000 GBRMLS
• 2026-01-13 Listed $175,000 GBRMLS
• 2026-01-13 Listed $175,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $702 · +0.0% YoY. Source: county tax records.