17990 Willow St · Grosse Tete, LA 70740

$149,900

3 bd · 2.0 ba · 1,544 sqft · SingleFamily · 215 Days on market

Built 2000 7,405 sqft lot $97/sqft · 9% below area Est $164k · 9% under

---

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).

• ARV discount +11.3/15.0
• Cash flow +9.4/30.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This three bedroom, two bathroom home is located on a corner lot. Conveniently close to a store and park. This vacant property is ready for your personal touch and is bursting with potential. Every room of this house is generously sized. There are two sheds on the property that will remain. Brand new central AC unit added Nov. 2025.

Key facts

• Close to park
• Close to store
• Corner lot

Tags

• CORNER LOT
• CLOSE TO STORE
• CLOSE TO PARK
• TWO SHEDS
• GENEROUSLY SIZED ROOMS

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 $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.7% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#330 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; 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.
• Zoned schools: North Iberville Elementary (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 285 students, 82% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $117,420 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $163,908
• List price: $149,900
• Delta: -8.55%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17987 Willow St	0.02mi	4/3.0 (+1)	1,705 (+10%)	11mo	$155,000	$91	64

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: 4.6%
• Equity multiple: 1.27×
• Total profit: $11,177
• Equity at exit: $67,402

10-year hold

• IRR: 7.8%
• Equity multiple: 2.18×
• Total profit: $49,505
• Equity at exit: $103,874

Cash invested: $41,972 (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 70740

• Active inventory: 6
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-108

Break-even live

Break-even rent $1,311

Max offer price $134,228

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-57	+0% $-108	+5% $-160	+10% $-212
Rent	-10% $-201	-5% $-155	+0% $-108	+5% $-62	+10% $-16
Rate	-1.0pp $-33	-0.5pp $-70	base $-108	+0.5pp $-147	+1.0pp $-187

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 215 DOM
2. 2026-06-18
   days on market $149,900 Active 212 DOM
3. 2026-06-17
   days on market $149,900 Active 211 DOM
4. 2026-06-16
   days on market $149,900 Active 210 DOM
5. 2026-06-15
   days on market $149,900 Active 209 DOM
6. 2026-06-14
   days on market $149,900 Active 207 DOM
7. 2026-06-13
   days on market $149,900 Active 206 DOM
8. 2026-06-10
   days on market $149,900 Active 204 DOM
9. 2026-06-09
   days on market $149,900 Active 203 DOM
10. 2026-06-08
    days on market $149,900 Active 202 DOM
11. 2026-06-07
    days on market $149,900 Active 201 DOM
12. 2026-06-03
    days on market $149,900 Active 197 DOM
13. 2026-06-02
    days on market $149,900 Active 196 DOM
14. 2026-06-01
    days on market $149,900 Active 195 DOM
15. 2026-05-31
    days on market $149,900 Active 194 DOM
16. 2026-05-31
    days on market $149,900 Active 193 DOM
17. 2025-11-18
    listed $149,900 Active 334-char remark

    Show marketing remark (334 chars)

    This three bedroom, two bathroom home is located on a corner lot. Conveniently close to a store and park. This vacant property is ready for your personal touch and is bursting with potential. Every room of this house is generously sized. There are two sheds on the property that will remain. Brand new central AC unit added Nov. 2025.

18. 2025-11-18
    listed $149,900 Active 334-char remark

    Show marketing remark (334 chars)

    This three bedroom, two bathroom home is located on a corner lot. Conveniently close to a store and park. This vacant property is ready for your personal touch and is bursting with potential. Every room of this house is generously sized. There are two sheds on the property that will remain. Brand new central AC unit added Nov. 2025.

19. 2025-04-22
    listed $130,000 Active
20. 2025-04-22
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,090
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,361
• Taxable loss: −$3,920
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $-359/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 — Grosse Tete

• Score: 57/100
• State rank: #330
• US rank: #22185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grosse Tete, LA
• Population (ZIP): 883

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: Predominantly White (90%)
• Race & ethnicity: White 90% Black 10%
• Common ancestry: Lithuanian 17% Italian 4%

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: —
• 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

+15.3% since first listed

4 events — show timeline

• 2025-11-18 Listed $149,900 AcadianaMLS
• 2025-11-18 Listed $149,900 GBRMLS
• 2025-04-22 Listed $130,000 GBRMLS
• 2025-04-22 Listed $130,000 AcadianaMLS