25175 Patureau Ln · Crescent, LA 70764

$40,000

3 bd · 2.0 ba · 864 sqft · SingleFamily · 310 Days on market

Built 1900 4,748 sqft lot $46/sqft · 16% above area Est $35k · 16% over ↓ 43% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Livability +2.4/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice investment property in the heart of PLAQUEMINE! Compact 60'x79' lot with plenty of potential for rental income, resale, or future development. Convenient location and affordable entry point. READY FOR YOUR VISION1

Key facts

• Future development
• Investment property
• Convenient location

Tags

• INVESTMENT PROPERTY
• POTENTIAL FOR RENTAL INCOME
• FUTURE DEVELOPMENT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#442 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 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 1900 — 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. 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: 3.97% ✓
• Cap rate: 36.51%
• Cash-on-cash: 107.90%
• DSCR: 5.80
• GRM: 2.1

CMA / ARV

• ARV (median comp): $34,504
• List price: $40,000
• Delta: 15.93%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 95.4%
• Equity multiple: 5.44×
• Total profit: $49,769
• Equity at exit: $5,964

10-year hold

• IRR: 98.1%
• Equity multiple: 11.36×
• Total profit: $115,998
• Equity at exit: $3,458

Cash invested: $11,200 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$21 /mo · $246/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $882

Break-even live

Break-even rent $471

Max offer price $40,000

Occupancy floor 39%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $40,000 Active 310 DOM
2. 2026-06-17
   days on market $40,000 Active 309 DOM
3. 2026-06-16
   days on market $40,000 Active 308 DOM
4. 2026-06-15
   days on market $40,000 Active 307 DOM
5. 2026-06-14
   days on market $40,000 Active 305 DOM
6. 2026-06-13
   days on market $40,000 Active 304 DOM
7. 2026-06-10
   days on market $40,000 Active 302 DOM
8. 2026-06-09
   days on market $40,000 Active 301 DOM
9. 2026-06-08
   days on market $40,000 Active 300 DOM
10. 2026-06-07
    days on market $40,000 Active 299 DOM
11. 2026-06-03
    days on market $40,000 Active 295 DOM
12. 2026-06-02
    days on market $40,000 Active 294 DOM
13. 2026-06-01
    days on market $40,000 Active 293 DOM
14. 2026-05-31
    days on market $40,000 Active 292 DOM
15. 2026-05-31
    days on market $40,000 Active 291 DOM
16. 2025-09-11
    price $40,000 218-char remark

    Show marketing remark (230 chars)

    Nice investment property in the heart of PLAQUEMINE! Compact 60’x79’ lot with plenty of potential for rental income, resale, or future development. Convenient location and affordable entry point. READY FOR YOUR VISION1

17. 2025-09-11
    price $40,000 230-char remark

    Show marketing remark (230 chars)

    Nice investment property in the heart of PLAQUEMINE! Compact 60’x79’ lot with plenty of potential for rental income, resale, or future development. Convenient location and affordable entry point. READY FOR YOUR VISION1

18. 2025-08-12
    listed $70,000 Active 218-char remark

    Show marketing remark (230 chars)

    Nice investment property in the heart of PLAQUEMINE! Compact 60’x79’ lot with plenty of potential for rental income, resale, or future development. Convenient location and affordable entry point. READY FOR YOUR VISION1

19. 2025-08-12
    listed $70,000 Active 230-char remark

    Show marketing remark (230 chars)

    Nice investment property in the heart of PLAQUEMINE! Compact 60’x79’ lot with plenty of potential for rental income, resale, or future development. Convenient location and affordable entry point. READY FOR YOUR VISION1

ⓘ 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: $246 · $21/mo
• Projected year-2 tax: $246 · $21/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,049
• − Mortgage interest: −$2,241
• − Property taxes: −$246
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$1,164
• Taxable income: $10,648
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $8,027/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Crescent

• Score: 48/100
• State rank: #442
• US rank: #26189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

-42.9% since first listed

4 events — show timeline

• 2025-09-11 Price Changed $40,000 AcadianaMLS
• 2025-09-11 Price Changed $40,000 GBRMLS
• 2025-08-12 Listed $70,000 GBRMLS
• 2025-08-12 Listed $70,000 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2024): $246 · +0.1% YoY. Source: county tax records.