109 West Ave · Napoleonville, LA 70390

$65,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily · 49 Days on market

Built 1960 6,969 sqft lot ↓ 24% 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
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

Key facts

• Gas available
• Investment property
• Quiet location

Tags

• INVESTMENT PROPERTY
• GAS AVAILABLE
• LARGE STORAGE SHED
• QUIET LOCATION

Property features AI

Exterior

• Parking: Carport parking (2 spaces); Total of 2 parking spaces
• Utilities: Public sewer; Cesspool
• Home design: Single-family detached residence; Residential property
• Construction: Shingle siding; 2220 finished area
• Exterior features: Chain link fencing

Interior

• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Window unit cooling
• Interior features: Carpet, laminate and vinyl flooring
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#249 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Assumption County population projected at -15% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.55%
• DSCR: 2.63
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 2.36×
• Total profit: $24,763
• Equity at exit: $9,692

10-year hold

• IRR: 39.4%
• Equity multiple: 4.68×
• Total profit: $66,983
• Equity at exit: $5,620

Cash invested: $18,200 (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 70390

• Home prices YoY: -20.7%
• Active inventory: 50
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $554

Break-even live

Break-even rent $510

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $65,000 Pending 49 DOM
2. 2026-06-03
   days on market $65,000 Active 48 DOM
3. 2026-06-02
   days on market $65,000 Active 47 DOM
4. 2026-06-01
   days on market $65,000 Active 46 DOM
5. 2026-05-31
   days on market $65,000 Active 45 DOM
6. 2026-05-30
   days on market $65,000 Active 44 DOM
7. 2026-05-21
   price $65,000

   Show marketing remark (222 chars)

   Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

8. 2026-05-21
   price $65,000 222-char remark

   Show marketing remark (222 chars)

   Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

9. 2026-05-21
   status Active 222-char remark

   Show marketing remark (222 chars)

   Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

10. 2026-05-21
    status Active

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

11. 2026-02-28
    status Pending 222-char remark

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

12. 2026-02-28
    status Pending

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

13. 2026-01-26
    price $75,000 222-char remark

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

14. 2026-01-26
    price $75,000

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

15. 2026-01-22
    listed $85,000 Active

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

16. 2026-01-22
    listed $85,000 Active 222-char remark

    Show marketing remark (222 chars)

    Great investment property. Priced to flip or rent but does need some outside TLC. Inside is solid. 3 bedrooms and 2 baths. Gas available to home. Large storage shed and lot is 50 x 140! Quiet location right inside of town.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $416 · $35/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 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: $14,536
• − Mortgage interest: −$3,641
• − Property taxes: −$416
• − Insurance: −$325
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,891
• Taxable income: $5,937
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $5,227/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Napoleonville

• Score: 60/100
• State rank: #249
• US rank: #18807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,397

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% French/Haitian/Cajun 2%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.69%
• Current HPI: 167.5956
• 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

-23.5% since first listed

10 events — show timeline

• 2026-05-21 Price Changed $65,000 GBRMLS
• 2026-05-21 Price Changed $65,000 AcadianaMLS
• 2026-05-21 Relisted — AcadianaMLS
• 2026-05-21 Relisted — GBRMLS
• 2026-02-28 Pending — AcadianaMLS
• 2026-02-28 Pending — GBRMLS
• 2026-01-26 Price Changed $75,000 AcadianaMLS
• 2026-01-26 Price Changed $75,000 GBRMLS
• 2026-01-22 Listed $85,000 AcadianaMLS
• 2026-01-22 Listed $85,000 GBRMLS

Property tax history

+1.6%/yr

Latest (2024): $416 · +2.6% YoY. Source: county tax records.