57940 Joffrion St · Plaquemine, LA 70764

$87,500

3 bd · 1.5 ba · 1,196 sqft · SingleFamily · 1 Days on market

Built 1970 0.37 ac lot Est $154k · 43% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

sold before processing. Pristine 3BR/1.5BA home located in Plaquemine on a large, serene lot with approximately 35 ft of additional property beyond the fence line. This move-in ready home features a new roof, new A/C and heating systems, ceramic tile flooring, carpet, ceiling fans, and fresh interior paint throughout, including the garage.

Key facts

• 0.37 acre lot
• Built 1970

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-story detached single-family home; Residential property
• Construction: Brick construction; Built on slab foundation
• Exterior features: Driveway; Lot approximately 0.37 acres (178 x 90)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Cap rate 15.2% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime 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; 1 comparable units currently listed for rent nearby; 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 $605 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $87,500

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.77% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.81%
• DSCR: 2.42
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $154,284
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57940 Joffrion St	0.00mi	3/1.5	1,196 (0%)	1mo	$87,500	$73	99
57950 Government St	0.50mi	3/1.0	1,126 (-6%)	2mo	$185,000	$164	64
57925 Joseph St	0.18mi	2/2.0 (-1)	1,342 (+12%)	1mo	$99,900	$74	64
57839 New Erwin Dr	0.53mi	3/1.0	1,045 (-13%)	20mo	$134,900	$129	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: 26.7%
• Equity multiple: 2.11×
• Total profit: $27,184
• Equity at exit: $13,047

10-year hold

• IRR: 34.3%
• Equity multiple: 4.14×
• Total profit: $76,948
• Equity at exit: $7,565

Cash invested: $24,500 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $649

Break-even live

Break-even rent $728

Max offer price $87,500

Occupancy floor 53%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	44d	1	1.49mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-05-18
   listed $87,500 Active

   Show marketing remark (341 chars)

   sold before processing. Pristine 3BR/1.5BA home located in Plaquemine on a large, serene lot with approximately 35 ft of additional property beyond the fence line. This move-in ready home features a new roof, new A/C and heating systems, ceramic tile flooring, carpet, ceiling fans, and fresh interior paint throughout, including the garage.

3. 2026-05-18
   listed $87,500 341-char remark

   Show marketing remark (341 chars)

   sold before processing. Pristine 3BR/1.5BA home located in Plaquemine on a large, serene lot with approximately 35 ft of additional property beyond the fence line. This move-in ready home features a new roof, new A/C and heating systems, ceramic tile flooring, carpet, ceiling fans, and fresh interior paint throughout, including the garage.

4. 2016-08-15
   soldstatus $92,600
5. 2016-08-05
   soldstatus Sold 872-char remark

   Show marketing remark (872 chars)

   Pristine 3 BR, 1.5 BA located in Plaquemine on large, serene lot. There is approximately 35 ft of additional property behind the fence line. This home has new roof, A/C and heating systems, ceramic flooring, carpet and ceiling fans. Entire interior, including garage, has been freshly painted. Not a blemish on the walls! Kitchen has electric cooktop and oven but this can be converted to gas if preferred. Gas water heater with a 40 gallon tank. Electric and gas hookups for washer and dryer, whichever is preferred. Blinds on all windows throughout the home. Bedroom closets feature built-in shelving for extra storage. The ½ bath has hookups for a shower to be installed but at present time, it is a closet with shelving. This home is waiting for the perfect buyer to simply move in. Don’t wait to see this lovely home and property. Won’t last long.

6. 2016-06-06
   price $92,500 872-char remark

   Show marketing remark (872 chars)

   Pristine 3 BR, 1.5 BA located in Plaquemine on large, serene lot. There is approximately 35 ft of additional property behind the fence line. This home has new roof, A/C and heating systems, ceramic flooring, carpet and ceiling fans. Entire interior, including garage, has been freshly painted. Not a blemish on the walls! Kitchen has electric cooktop and oven but this can be converted to gas if preferred. Gas water heater with a 40 gallon tank. Electric and gas hookups for washer and dryer, whichever is preferred. Blinds on all windows throughout the home. Bedroom closets feature built-in shelving for extra storage. The ½ bath has hookups for a shower to be installed but at present time, it is a closet with shelving. This home is waiting for the perfect buyer to simply move in. Don’t wait to see this lovely home and property. Won’t last long.

7. 2016-06-06
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Pristine 3 BR, 1.5 BA located in Plaquemine on large, serene lot. There is approximately 35 ft of additional property behind the fence line. This home has new roof, A/C and heating systems, ceramic flooring, carpet and ceiling fans. Entire interior, including garage, has been freshly painted. Not a blemish on the walls! Kitchen has electric cooktop and oven but this can be converted to gas if preferred. Gas water heater with a 40 gallon tank. Electric and gas hookups for washer and dryer, whichever is preferred. Blinds on all windows throughout the home. Bedroom closets feature built-in shelving for extra storage. The ½ bath has hookups for a shower to be installed but at present time, it is a closet with shelving. This home is waiting for the perfect buyer to simply move in. Don’t wait to see this lovely home and property. Won’t last long.

8. 2016-06-03
   listed $92,900 Active 872-char remark

   Show marketing remark (872 chars)

   Pristine 3 BR, 1.5 BA located in Plaquemine on large, serene lot. There is approximately 35 ft of additional property behind the fence line. This home has new roof, A/C and heating systems, ceramic flooring, carpet and ceiling fans. Entire interior, including garage, has been freshly painted. Not a blemish on the walls! Kitchen has electric cooktop and oven but this can be converted to gas if preferred. Gas water heater with a 40 gallon tank. Electric and gas hookups for washer and dryer, whichever is preferred. Blinds on all windows throughout the home. Bedroom closets feature built-in shelving for extra storage. The ½ bath has hookups for a shower to be installed but at present time, it is a closet with shelving. This home is waiting for the perfect buyer to simply move in. Don’t wait to see this lovely home and property. Won’t last long.

9. 2016-06-03
   listed $92,500

   Show marketing remark (872 chars)

   Pristine 3 BR, 1.5 BA located in Plaquemine on large, serene lot. There is approximately 35 ft of additional property behind the fence line. This home has new roof, A/C and heating systems, ceramic flooring, carpet and ceiling fans. Entire interior, including garage, has been freshly painted. Not a blemish on the walls! Kitchen has electric cooktop and oven but this can be converted to gas if preferred. Gas water heater with a 40 gallon tank. Electric and gas hookups for washer and dryer, whichever is preferred. Blinds on all windows throughout the home. Bedroom closets feature built-in shelving for extra storage. The ½ bath has hookups for a shower to be installed but at present time, it is a closet with shelving. This home is waiting for the perfect buyer to simply move in. Don’t wait to see this lovely home and property. Won’t last long.

10. 2011-02-10
    soldstatus $25,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$4,901
• − Property taxes: −$958
• − Insurance: −$438
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,545
• Taxable income: $6,782
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $6,165/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 — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+250.0% since first listed

10 events — show timeline

• 2026-05-19 Pending — GBRMLS
• 2026-05-18 Listed $87,500 AcadianaMLS
• 2026-05-18 Listed $87,500 GBRMLS
• 2016-08-15 Sold (Public Records) $92,600 Public Records
• 2016-08-05 Sold (MLS) — GBRMLS
• 2016-06-06 Price Changed $92,500 GBRMLS
• 2016-06-06 Pending — GBRMLS
• 2016-06-03 Listed $92,900 GBRMLS
• 2016-06-03 Listed $92,500 AcadianaMLS
• 2011-02-10 Sold (Public Records) $25,000 Public Records

Property tax history

+8.1%/yr

Latest (2024): $958 · +0.1% YoY. Source: county tax records.