233 S Vista St · Church Point, LA 70525

$67,500

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 467 Days on market

4,791 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice old-world home with modern conveniences. Central air and heat. Solidly built home with huge backyard that goes to the next street.

Key facts

• 4,791 sq ft lot
• Parking
• Listed 467 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Community sewer; Electric service: Entergy
• Home design: Single-family residence
• Construction: Frame construction; Asbestos shingle roof
• Exterior features: Asbestos shingle roof; Frame construction with other siding

Interior

• Flooring: Wood laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Wood laminate flooring; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.7% in Church Point — 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 63/100 on livability (#194 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: crime F, amenities F, commute F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Church Point Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 604 students, 83% FRL); Church Point Middle School (math 17% / reading 39%, grade F, #125 of 218 statewide, top 58%, 256 students, 80% FRL); Church Point High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 555 students, 64% FRL).
• Market conditions: 122 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 467 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $68k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 467 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
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: 1.30% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Marie St	0.67mi	2/1.0	1,061 (+6%)	20mo	$96,000	$90	42
1053 E Ebey St	0.71mi	3/2.0 (+1)	1,147 (+15%)	4mo	$165,000	$144	30

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $6,778
• Equity at exit: $10,064

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $28,667
• Equity at exit: $5,836

Cash invested: $18,900 (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 70525

• Home prices YoY: -31.6%
• Active inventory: 122
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $278

Break-even live

Break-even rent $527

Max offer price $67,500

Occupancy floor 63%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-01
   days on market $67,500 Active 467 DOM
2. 2026-05-31
   days on market $67,500 Active 466 DOM
3. 2026-05-31
   days on market $67,500 Active 465 DOM
4. 2026-04-10
   price $67,500
5. 2026-02-05
   price $68,000
6. 2026-02-03
   status Active
7. 2026-01-05
   price $69,500
8. 2025-08-04
   status Active
9. 2025-04-21
   price $69,900
10. 2025-02-28
    status Active
11. 2025-02-19
    status Pending
12. 2025-01-30
    listed $75,000 Active
13. 2016-03-30
    soldstatus $30,000

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $414 · $34/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $10,557
• − Mortgage interest: −$3,781
• − Property taxes: −$414
• − Insurance: −$338
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,964
• Taxable income: $2,372
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,772/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Church Point

• Score: 63/100
• State rank: #194
• US rank: #15467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Church Point, LA
• City population: 15,333
• Population (ZIP): 15,333

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 11%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.62%
• Current HPI: 120.2621
• 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

+125.0% since first listed

10 events — show timeline

• 2026-04-10 Price Changed $67,500 AcadianaMLS
• 2026-02-05 Price Changed $68,000 AcadianaMLS
• 2026-02-03 Relisted — AcadianaMLS
• 2026-01-05 Price Changed $69,500 AcadianaMLS
• 2025-08-04 Relisted — AcadianaMLS
• 2025-04-21 Price Changed $69,900 AcadianaMLS
• 2025-02-28 Relisted — AcadianaMLS
• 2025-02-19 Pending — AcadianaMLS
• 2025-01-30 Listed $75,000 AcadianaMLS
• 2016-03-30 Sold (Public Records) $30,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $414 · +0.3% YoY. Source: county tax records.