605 Pellerin St · Jeanerette, LA 70544

$75,000

3 bd · 1.5 ba · 1,700 sqft · SingleFamily · 9 Days on market

7,405 sqft lot Est $85k · 12% under

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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
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with endless potential! This brick home is ready for renovation and offers a great opportunity for investors or buyers looking to customize a property to their vision. Spacious layout with solid bones and plenty of possibilities. Property is being sold in ''as-is'' condition.

Key facts

• Solid bones
• Ready for renovation
• Brick home

Tags

• BRICK HOME
• READY FOR RENOVATION
• SPACIOUS LAYOUT
• SOLID BONES
• ENDLESS POTENTIAL

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence; Fixer condition
• Construction: Brick veneer and frame construction; Composition roof
• Exterior features: Exterior lighting

Interior

• Flooring: Carpet flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Varied ceiling heights; Tile countertops

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 57/100 on livability (#320 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jeanerette Senior High School (math 8% / reading 27%, grade F, #197 of 265 statewide, top 76%, 322 students, 85% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 38% district-wide (-20 pts) — the specific schools serving this property underperform the Iberia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $85,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 Pellerin St	0.09mi	2/2.0 (-1)	1,745 (+3%)	10mo	$88,000	$50	76
410 Milmo St	0.36mi	3/2.0	1,755 (+3%)	6mo	$118,500	$68	71
2039 W Main St	0.51mi	3/2.0	1,692 (-0%)	20mo	$67,000	$40	57
1520 Darce St	0.23mi	3/1.0	1,505 (-12%)	14mo	$64,000	$43	57
534 Druilhet St	0.64mi	3/1.0	1,777 (+4%)	11mo	$112,000	$63	52
230 Druilhet St	0.72mi	3/1.0	1,607 (-6%)	6mo	$121,000	$75	51
250 Druilhet St	0.71mi	3/2.5	1,853 (+9%)	0mo	$22,500	$12	47
2040 Church St	0.41mi	3/2.0	1,546 (-9%)	23mo	$125,000	$81	44
104 Virginia St	0.52mi	3/2.0	1,952 (+15%)	15mo	$73,000	$37	36

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $15,443
• Equity at exit: $11,183

10-year hold

• IRR: 26.6%
• Equity multiple: 3.33×
• Total profit: $48,937
• Equity at exit: $6,485

Cash invested: $21,000 (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 70544

• Home prices YoY: -17.8%
• Active inventory: 33
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $434

Break-even live

Break-even rent $587

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $476	-5% $455	+0% $434	+5% $412	+10% $391
Rent	-10% $344	-5% $389	+0% $434	+5% $478	+10% $523
Rate	-1.0pp $471	-0.5pp $453	base $434	+0.5pp $414	+1.0pp $394

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $75,000 Active 9 DOM
2. 2026-06-17
   days on market $75,000 Active 8 DOM
3. 2026-06-16
   days on market $75,000 Active 7 DOM
4. 2026-06-15
   days on market $75,000 Active 6 DOM
5. 2026-06-14
   days on market $75,000 Active 4 DOM
6. 2026-06-13
   days on market $75,000 Active 3 DOM
7. 2026-06-10
   remarks 297-char remark
8. 2026-06-10
   listed $75,000 Active 1 DOM

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $471 · $39/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 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,630
• − Mortgage interest: −$4,201
• − Property taxes: −$471
• − Insurance: −$375
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,182
• Taxable income: $4,221
• Est. tax owed @ 24.0%: −$1,013
• After-tax cash flow: $4,190/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Jeanerette

• Score: 57/100
• State rank: #320
• US rank: #21825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeanerette, LA
• Population (ZIP): 10,407

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Two or more races 6% Native American 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 8%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Korean 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.88%
• Current HPI: 110.2806
• 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

+650.0% since first listed

4 events — show timeline

• 2026-06-09 Listed $75,000 AcadianaMLS
• 2006-12-28 Sold (Public Records) — Public Records
• 2006-08-10 Sold (Public Records) $89,000 Public Records
• 2005-09-09 Sold (Public Records) $10,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $471 · +2.0% YoY. Source: county tax records.