125 Historic West St · Garyville, LA 70051

$139,900

3 bd · 2.0 ba · 1,284 sqft · SingleFamily · 55 Days on market

Built 2007 8,184 sqft lot $109/sqft · 20% below area Est $175k · 20% under

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Why this score? — see what drove the C+ 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• 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

Opportunity awaits in Garyville! This 3-bedroom, 2-bath home offers flexibility for both investors and owner-occupants. Currently tenant occupied on a month-to-month lease, this property provides immediate rental income potential or the option to make it your own primary residence. Spacious layout with plenty of possibilities to update, personalize, or hold as an income-producing asset. Conveniently located with access to local amenities and major roadways. Whether you're looking to expand your portfolio or purchase a place to call home, this property offers options and value. Schedule your showing today!

Key facts

• 8,184 sq ft lot
• Garage
• Built 2007

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Very good condition; Slab foundation
• Construction: Brick and frame construction; Shingle roof; Built on a slab foundation
• Exterior features: Wood patio/porch; City lot; Rectangular lot; Lot dimensions approximately 65 x 125

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Pantry; Stone counters; Stainless steel appliances

🏷️ Possibly a rental listed for sale. The $139,900 price doesn't fit this home's estimated sale value (~$174,966) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $129k (7.8% below list).
• Recommended offer: $129k (7.8% below list) — sets the bar for 1% rule.

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-, schools D, amenities 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.
• Market conditions: 12 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 $15k of equity ($967 loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.
• Current owner paid $55k; list at $140k implies a 154% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,929 (7.8% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $174,966
• List price: $139,900
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3022 La 44 Hwy	0.14mi	3/2.0	1,400 (+9%)	24mo	$1,600	$1	58
330 S Church St	0.28mi	2/1.0 (-1)	1,433 (+12%)	1mo	$158,000	$110	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 3.15×
• Total profit: $84,364
• Equity at exit: $126,033

10-year hold

• IRR: 23.7%
• Equity multiple: 7.18×
• Total profit: $241,935
• Equity at exit: $271,795

Cash invested: $39,172 (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 70051

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $129

Break-even live

Break-even rent $1,126

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $139,900 Active 55 DOM
2. 2026-06-18
   days on market $139,900 Active 54 DOM
3. 2026-06-18
   price $139,900 Active 53 DOM
4. 2026-06-17
   days on market $142,500 Active 53 DOM

   Show marketing remark (612 chars)

   Opportunity awaits in Garyville! This 3-bedroom, 2-bath home offers flexibility for both investors and owner-occupants. Currently tenant occupied on a month-to-month lease, this property provides immediate rental income potential or the option to make it your own primary residence. Spacious layout with plenty of possibilities to update, personalize, or hold as an income-producing asset. Conveniently located with access to local amenities and major roadways. Whether you're looking to expand your portfolio or purchase a place to call home, this property offers options and value. Schedule your showing today!

5. 2026-06-16
   days on market $142,500 Active 52 DOM
6. 2026-06-15
   days on market $142,500 Active 51 DOM
7. 2026-06-14
   days on market $142,500 Active 49 DOM
8. 2026-06-13
   days on market $142,500 Active 48 DOM
9. 2026-06-10
   days on market $142,500 Active 46 DOM
10. 2026-06-09
    days on market $142,500 Active 45 DOM
11. 2026-06-08
    days on market $142,500 Active 44 DOM
12. 2026-06-07
    days on market $142,500 Active 43 DOM
13. 2026-06-02
    days on market $142,500 Active 38 DOM
14. 2026-06-01
    days on market $142,500 Active 37 DOM
15. 2026-05-31
    days on market $142,500 Active 36 DOM
16. 2026-05-30
    days on market $142,500 Active 35 DOM
17. 2026-04-25
    listed $142,500 Active 618-char remark

    Show marketing remark (612 chars)

    Opportunity awaits in Garyville! This 3-bedroom, 2-bath home offers flexibility for both investors and owner-occupants. Currently tenant occupied on a month-to-month lease, this property provides immediate rental income potential or the option to make it your own primary residence. Spacious layout with plenty of possibilities to update, personalize, or hold as an income-producing asset. Conveniently located with access to local amenities and major roadways. Whether you're looking to expand your portfolio or purchase a place to call home, this property offers options and value. Schedule your showing today!

18. 2026-04-25
    listed $142,500 Active 612-char remark

    Show marketing remark (612 chars)

    Opportunity awaits in Garyville! This 3-bedroom, 2-bath home offers flexibility for both investors and owner-occupants. Currently tenant occupied on a month-to-month lease, this property provides immediate rental income potential or the option to make it your own primary residence. Spacious layout with plenty of possibilities to update, personalize, or hold as an income-producing asset. Conveniently located with access to local amenities and major roadways. Whether you're looking to expand your portfolio or purchase a place to call home, this property offers options and value. Schedule your showing today!

19. 2020-10-19
    soldstatus $55,100 Closed

    Show marketing remark (175 chars)

    HUD Home Case # 221-389506. All HUD homes sold AS-IS nice 3 bedroom home in Garyville Neighborhood, Great Curb appeal, fenced yard, large Master Bedroom, Patio, 1 car Garage.

20. 2020-04-13
    status Pending

    Show marketing remark (175 chars)

    HUD Home Case # 221-389506. All HUD homes sold AS-IS nice 3 bedroom home in Garyville Neighborhood, Great Curb appeal, fenced yard, large Master Bedroom, Patio, 1 car Garage.

21. 2020-04-01
    listed $50,000 Active

    Show marketing remark (175 chars)

    HUD Home Case # 221-389506. All HUD homes sold AS-IS nice 3 bedroom home in Garyville Neighborhood, Great Curb appeal, fenced yard, large Master Bedroom, Patio, 1 car Garage.

22. 2020-04-01
    listed $50,000

    Show marketing remark (175 chars)

    HUD Home Case # 221-389506. All HUD homes sold AS-IS nice 3 bedroom home in Garyville Neighborhood, Great Curb appeal, fenced yard, large Master Bedroom, Patio, 1 car Garage.

23. 2018-03-09
    historical
24. 2017-09-13
    status Active
25. 2017-09-09
    historical
26. 2017-03-09
    listed $118,500 Active
27. 2017-03-08
    listed $118,500

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,174 · $98/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,471
• − Mortgage interest: −$7,837
• − Property taxes: −$1,174
• − Insurance: −$700
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,070
• Taxable loss: −$784
• Est. tax savings @ 24.0%: +$188
• After-tax cash flow: $1,733/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): 1,913

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 4%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

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: ▲ 33.23%
• Current HPI: 190.43
• 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

+18.1% since first listed

13 events — show timeline

• 2026-06-17 Price Changed $139,900 AcadianaMLS
• 2026-06-17 Price Changed $139,900 GSREIN
• 2026-04-25 Listed $142,500 GSREIN
• 2026-04-25 Listed $142,500 AcadianaMLS
• 2020-10-19 Sold (MLS) $55,100 GSREIN
• 2020-04-13 Pending — GSREIN
• 2020-04-01 Listed $50,000 AcadianaMLS
• 2020-04-01 Listed $50,000 GSREIN
• 2018-03-09 Listing Removed — GSREIN
• 2017-09-13 Relisted — GSREIN
• 2017-09-09 Listing Removed — GSREIN
• 2017-03-09 Listed $118,500 GSREIN
• 2017-03-08 Listed $118,500 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,174 · +0.1% YoY. Source: county tax records.