130 Daffodil St · Garyville, LA 70076

$104,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 328 Days on market

Built 1992 0.29 ac lot $74/sqft · 8% below area Est $113k · 8% 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 +11.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

Key facts

• New floors
• Renovated home
• Galley kitchen

Tags

• RENOVATED HOME
• SPLIT FLOOR PLAN
• GALLEY KITCHEN
• FIREPLACE
• NEW FLOORS
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#154 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John L. Ory Communications Magnet Elementary (math 33% / reading 48%, grade F, #218 of 646 statewide, top 34%, 371 students, 29% FRL); East St. John Preparatory Academy (math 6% / reading 16%, grade F, #195 of 218 statewide, top 90%, 392 students, 63% FRL); East St. John High School (math 19% / reading 25%, grade F, #171 of 265 statewide, top 66%, 1,459 students, 48% FRL) — zoned schools average 47% FRL vs 82% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($719 loan paydown + $3k appreciation (3.0% local appreciation)).
• St. John the Baptist County population projected at -20% 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $34k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $104k implies a 220% gain — meaningful room to come down on a strong offer.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $113,075
• List price: $104,000
• Delta: -8.03%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.38×
• Total profit: $40,076
• Equity at exit: $46,763

10-year hold

• IRR: 25.1%
• Equity multiple: 4.57×
• Total profit: $103,991
• Equity at exit: $72,067

Cash invested: $29,120 (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 70076

• Active inventory: 2
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $433

Break-even live

Break-even rent $805

Max offer price $104,000

Occupancy floor 63%

Sensitivity live

Price	-10% $492	-5% $462	+0% $433	+5% $404	+10% $374
Rent	-10% $326	-5% $380	+0% $433	+5% $486	+10% $540
Rate	-1.0pp $485	-0.5pp $459	base $433	+0.5pp $406	+1.0pp $379

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $104,000 Active 328 DOM
2. 2026-06-19
   days on market $104,000 Active 326 DOM
3. 2026-06-18
   days on market $104,000 Active 325 DOM
4. 2026-06-17
   days on market $104,000 Active 324 DOM
5. 2026-06-16
   days on market $104,000 Active 323 DOM
6. 2026-06-15
   days on market $104,000 Active 322 DOM
7. 2026-06-14
   days on market $104,000 Active 320 DOM
8. 2026-06-13
   days on market $104,000 Active 319 DOM
9. 2026-06-10
   days on market $104,000 Active 317 DOM
10. 2026-06-09
    days on market $104,000 Active 316 DOM
11. 2026-06-08
    days on market $104,000 Active 315 DOM
12. 2026-06-07
    days on market $104,000 Active 314 DOM
13. 2026-06-02
    days on market $104,000 Active 309 DOM
14. 2026-06-01
    days on market $104,000 Active 308 DOM
15. 2026-05-31
    days on market $104,000 Active 307 DOM
16. 2026-05-30
    days on market $104,000 Active 306 DOM
17. 2026-04-17
    status Active 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

18. 2026-04-17
    status Active 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

19. 2026-04-07
    status Pending 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

20. 2026-04-07
    historical Active Under Contract 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

21. 2026-03-27
    price $104,000 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

22. 2026-03-27
    price $104,000 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

23. 2026-02-18
    price $109,000 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

24. 2026-02-18
    price $109 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

25. 2026-02-18
    price $109,000 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

26. 2026-02-18
    price $109 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

27. 2026-01-24
    price $117,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

28. 2026-01-24
    price $117,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

29. 2025-12-13
    price $122,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

30. 2025-12-13
    price $122,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

31. 2025-11-05
    status Active 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

32. 2025-10-20
    historical Active Under Contract 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

33. 2025-09-10
    price $127,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

34. 2025-09-10
    price $127,500 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

35. 2025-07-28
    listed $137,500 Active 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

36. 2025-07-28
    listed $137,500 Active 752-char remark

    Show marketing remark (752 chars)

    Do you imagine yourself in a quiet, peaceful home? With garden beds full of homegrown food to sustain you and your family? You have that option here! Situated on an oversized lot, experience a blend of comfort and serenity in this newly renovated 3-bedroom, 2-bathroom mobile home in Mt. Airy, LA, just steps from the picturesque Mississippi River. Thoughtfully updated, this home offers modern finishes, a spacious layout, and a welcoming atmosphere. The bright living area flows seamlessly into a stylish kitchen, encouraging both relaxing and entertaining atmosphere. Enjoy peaceful river views and outdoor activities in an established community setting. Homesteaders can use the oversized lot for ample gardens. MOTIVATED SELLERS! BRING ALL OFFERS!

37. 2022-12-12
    soldstatus $32,500 Closed
38. 2022-11-17
    status Pending
39. 2022-10-19
    price $39,900
40. 2022-10-03
    price $49,900
41. 2022-09-02
    listed $39,900
42. 2022-09-02
    listed $59,900 Active

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$10/yr (+$1/mo · 1.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,232
• − Mortgage interest: −$5,826
• − Property taxes: −$562
• − Insurance: −$520
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,025
• Taxable income: $3,701
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $4,308/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: St. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Garyville

• Score: 65/100
• State rank: #154
• US rank: #13042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garyville, LA
• City population: 2,045
• Population (ZIP): 132

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (100%)
• Race & ethnicity: Black 100%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+160.7% since first listed

26 events — show timeline

• 2026-04-17 Relisted — AcadianaMLS
• 2026-04-17 Relisted — GSREIN
• 2026-04-07 Pending — AcadianaMLS
• 2026-04-07 Contingent — GSREIN
• 2026-03-27 Price Changed $104,000 AcadianaMLS
• 2026-03-27 Price Changed $104,000 GSREIN
• 2026-02-18 Price Changed $109,000 AcadianaMLS
• 2026-02-18 Price Changed $109 AcadianaMLS
• 2026-02-18 Price Changed $109,000 GSREIN
• 2026-02-18 Price Changed $109 GSREIN
• 2026-01-24 Price Changed $117,500 AcadianaMLS
• 2026-01-24 Price Changed $117,500 GSREIN
• 2025-12-13 Price Changed $122,500 AcadianaMLS
• 2025-12-13 Price Changed $122,500 GSREIN
• 2025-11-05 Relisted — GSREIN
• 2025-10-20 Contingent — GSREIN
• 2025-09-10 Price Changed $127,500 AcadianaMLS
• 2025-09-10 Price Changed $127,500 GSREIN
• 2025-07-28 Listed $137,500 GSREIN
• 2025-07-28 Listed $137,500 AcadianaMLS
• 2022-12-12 Sold (MLS) $32,500 GSREIN
• 2022-11-17 Pending — GSREIN
• 2022-10-19 Price Changed $39,900 GSREIN
• 2022-10-03 Price Changed $49,900 GSREIN
• 2022-09-02 Listed $59,900 GSREIN
• 2022-09-02 Listed $39,900 AcadianaMLS

Property tax history

+19.1%/yr

Latest (2025): $562 · +0.1% YoY. Source: county tax records.