911 E Nezpique St · Jennings, LA 70546

$150,000

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 162 Days on market

$98/sqft · at area comps Est $156k · at est. ↓ 12% since listing

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +9.2/15.0
• DSCR +5.1/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

Key facts

• Parking
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.4% below list).
• Recommended offer: $128k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#228 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.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jennings Elementary School (math 24% / reading 28%, grade F, #374 of 646 statewide, top 58%, 1,029 students, 79% FRL); Welsh-Roanoke Junior High School (math 28% / reading 41%, grade F, #93 of 218 statewide, top 43%, 204 students, 64% FRL); Jennings High School (math 23% / reading 41%, grade F, #118 of 265 statewide, top 46%, 853 students, 76% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 120 active listings in the ZIP; 69 units permitted in Jefferson Davis 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 $4k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) 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 $128,371 (14.4% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $156,055
• List price: $150,000
• Delta: -3.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 E Nezpique St	0.00mi	3/2.0	1,525 (0%)	0mo	$150,000	$98	100
914 Norwood Dr	0.05mi	3/2.0	1,492 (-2%)	9mo	$195,000	$131	87
407 Shawn Ln	0.08mi	3/2.0	1,590 (+4%)	4mo	$135,000	$85	86
403 Shawn Ln	0.08mi	3/2.0	1,474 (-3%)	6mo	$162,000	$110	86
407 Crail St	0.14mi	3/2.0	1,477 (-3%)	17mo	$189,000	$128	74
406 N Louise St	0.16mi	4/2.0 (+1)	1,464 (-4%)	8mo	$164,500	$112	74
521 Lucy St	0.69mi	3/2.0	1,528 (+0%)	12mo	$225,000	$147	57
722 Granger St	0.47mi	3/2.0	1,365 (-10%)	5mo	$156,000	$114	56
206 S Sherman St	0.61mi	3/2.0	1,592 (+4%)	14mo	$159,000	$100	52
523 Broussard Ln	0.67mi	3/2.0	1,653 (+8%)	3mo	$190,000	$115	52
1306 Lucas St	0.69mi	2/2.5 (-1)	1,518 (-0%)	10mo	$155,000	$102	52
423 E 1st St	0.60mi	3/2.0	1,710 (+12%)	12mo	$64,500	$38	42

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,809
• Equity at exit: $22,365

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-9,433
• Equity at exit: $12,969

Cash invested: $42,000 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 120
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $87

Break-even live

Break-even rent $1,174

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $130	+0% $87	+5% $45	+10% $2
Rent	-10% $-14	-5% $36	+0% $87	+5% $138	+10% $188
Rate	-1.0pp $163	-0.5pp $125	base $87	+0.5pp $48	+1.0pp $9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-07
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

2. 2026-05-03
   status Active 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

3. 2026-04-27
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

4. 2026-03-11
   price $150,000 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

5. 2026-01-21
   price $158,000 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

6. 2025-12-21
   price $165,000 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

7. 2025-11-20
   listed $170,000 Active 352-char remark

   Show marketing remark (352 chars)

   Discover this updated 3-bed, 2-bath home on a quiet dead-end street in Jennings. It features a bright living area, open kitchen, spacious den, and convenient main-floor laundry. The metal roof, brick exterior, and well-kept interior offer low-maintenance living. Move-in ready and full of charm, this home blends comfort, function, and modern updates.

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $935 · $78/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $15,405
• − Mortgage interest: −$8,402
• − Property taxes: −$935
• − Insurance: −$750
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$4,364
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,408/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

-11.8% since first listed

7 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-03 Relisted — AcadianaMLS
• 2026-04-27 Pending — AcadianaMLS
• 2026-03-11 Price Changed $150,000 AcadianaMLS
• 2026-01-21 Price Changed $158,000 AcadianaMLS
• 2025-12-21 Price Changed $165,000 AcadianaMLS
• 2025-11-20 Listed $170,000 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $935 · +0.3% YoY. Source: county tax records.