57734 Grove Rd · Plaquemine, LA 70704

$145,500

3 bd · 2.0 ba · 2,295 sqft · SingleFamily · 204 Days on market

Built 1960 6,873 sqft lot $63/sqft · 30% below area Est $207k · 30% under ↓ 11% since listing

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

WELCOME TO THIS CHARMING NEWLY REMODELED HOME WITH ABUNDANT SPACE. STEP INSIDE THIS BEAUTIFULLY UPDATED OLDER HOME THAT PERFECTLY BLENDS CLASSIC CHARTER WITH MODERN COMFORTS. BOASTING 3 GENEROUSLY SIZED BEDROOMS,2 FULL BATHS , EXTRA STORAGE OPTIONS, THIS RESIDENCE IS DESIGNED FOR COMFORTABLE LIVING AND ENTERTAINING. THE SPACIOUS INTERIOR FEATURES A REMODELED KITCHEN EQUIPPED WITH PLENTY OF CABINETS, IDEA FOR KEEPING YOUR CULINARY ESSENTIALS ORGANIZED. ENJOY MEALS IN THE DEDICATED DINING ROOM OR RELAX IN THE LARGE FAMILY ROOM THAT FLOWS INTO A COZY DEN- PERFECT FOR QUITE EVENINGS OR HOME OFFICE USE. OUTSIDE, THE EXPANSIVE REAR PATIO OFFERS AN IDEA SETTING FOR OUTDOOR GATHERINGS. IN ADDITION TO THE SPACIOUS HOUSE THERE IS A 10 X 20 STORAGE SHED IN THE BACK YARD. COME AND TOUR THIS HOUSE AND MAKE IT YOUR HOME.

Key facts

• 6,873 sq ft lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $174 ($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 $134k (7.8% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.0% in Plaquemine — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Iberville Elementary School (math 25% / reading 35%, grade F, #328 of 646 statewide, top 51%, 964 students, 74% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL).
• Market conditions: 1 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 $5k 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $128,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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.
8. 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.
9. 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: 7.73%
• Cash-on-cash: 5.12%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $207,390
• List price: $145,500
• Delta: -29.84%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25321 Fenner St	0.19mi	3/2.0	2,332 (+2%)	5mo	$222,000	$95	84
57728 Grove Rd	0.01mi	4/2.5 (+1)	1,962 (-14%)	1mo	$185,000	$94	68
57728 Grove Rd	0.01mi	4/2.5 (+1)	1,962 (-14%)	1mo	$185,000	$94	68

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: 12.3%
• Equity multiple: 1.70×
• Total profit: $28,552
• Equity at exit: $65,423

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $86,066
• Equity at exit: $100,825

Cash invested: $40,740 (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 70704

• Active inventory: 1
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$763
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $174

Break-even live

Break-even rent $1,122

Max offer price $145,500

Occupancy floor 82%

Sensitivity live

Price	-10% $256	-5% $215	+0% $174	+5% $133	+10% $92
Rent	-10% $68	-5% $121	+0% $174	+5% $227	+10% $280
Rate	-1.0pp $247	-0.5pp $211	base $174	+0.5pp $136	+1.0pp $98

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $145,500 Active 204 DOM
2. 2026-06-18
   days on market $145,500 Active 201 DOM
3. 2026-06-17
   days on market $145,500 Active 200 DOM
4. 2026-06-16
   days on market $145,500 Active 199 DOM
5. 2026-06-15
   days on market $145,500 Active 198 DOM
6. 2026-06-14
   days on market $145,500 Active 196 DOM
7. 2026-06-13
   pricedays on market $145,500 Active 195 DOM
8. 2026-06-10
   days on market $155,500 Active 193 DOM
9. 2026-06-09
   days on market $155,500 Active 192 DOM
10. 2026-06-08
    days on market $155,500 Active 191 DOM
11. 2026-06-07
    days on market $155,500 Active 190 DOM
12. 2026-06-03
    days on market $155,500 Active 186 DOM
13. 2026-06-02
    days on market $155,500 Active 185 DOM
14. 2026-06-01
    days on market $155,500 Active 184 DOM
15. 2026-05-31
    days on market $155,500 Active 183 DOM
16. 2026-05-31
    days on market $155,500 Active 182 DOM
17. 2026-04-07
    price $155,500 818-char remark

    Show marketing remark (819 chars)

    Welcome to this Charming Newly Remodeled home with Abundant space. Step inside this beautifully updated older home that perfectly blends classic charter with modern comforts. Boasting 3 generously sized bedrooms, 2 full baths , extra storage options, this residence is designed for comfortable living and entertaining. The spacious interior features a remodeled kitchen equipped with plenty of cabinets, Idea for keeping your culinary essentials organized. Enjoy meals in the dedicated dining room or relax in the large family room that flows into a cozy den- perfect for quite evenings or home office use. Outside, the expansive rear patio offers an idea setting for outdoor gatherings. In addition to the spacious house there is a 10 X 20 Storage shed in the back yard. Come and tour this house and make it your home.

18. 2026-04-07
    price $155,500 819-char remark

    Show marketing remark (819 chars)

    Welcome to this Charming Newly Remodeled home with Abundant space. Step inside this beautifully updated older home that perfectly blends classic charter with modern comforts. Boasting 3 generously sized bedrooms, 2 full baths , extra storage options, this residence is designed for comfortable living and entertaining. The spacious interior features a remodeled kitchen equipped with plenty of cabinets, Idea for keeping your culinary essentials organized. Enjoy meals in the dedicated dining room or relax in the large family room that flows into a cozy den- perfect for quite evenings or home office use. Outside, the expansive rear patio offers an idea setting for outdoor gatherings. In addition to the spacious house there is a 10 X 20 Storage shed in the back yard. Come and tour this house and make it your home.

19. 2026-02-28
    price $160,900 818-char remark

    Show marketing remark (819 chars)

    Welcome to this Charming Newly Remodeled home with Abundant space. Step inside this beautifully updated older home that perfectly blends classic charter with modern comforts. Boasting 3 generously sized bedrooms, 2 full baths , extra storage options, this residence is designed for comfortable living and entertaining. The spacious interior features a remodeled kitchen equipped with plenty of cabinets, Idea for keeping your culinary essentials organized. Enjoy meals in the dedicated dining room or relax in the large family room that flows into a cozy den- perfect for quite evenings or home office use. Outside, the expansive rear patio offers an idea setting for outdoor gatherings. In addition to the spacious house there is a 10 X 20 Storage shed in the back yard. Come and tour this house and make it your home.

20. 2026-02-28
    price $160,900 819-char remark

    Show marketing remark (819 chars)

    Welcome to this Charming Newly Remodeled home with Abundant space. Step inside this beautifully updated older home that perfectly blends classic charter with modern comforts. Boasting 3 generously sized bedrooms, 2 full baths , extra storage options, this residence is designed for comfortable living and entertaining. The spacious interior features a remodeled kitchen equipped with plenty of cabinets, Idea for keeping your culinary essentials organized. Enjoy meals in the dedicated dining room or relax in the large family room that flows into a cozy den- perfect for quite evenings or home office use. Outside, the expansive rear patio offers an idea setting for outdoor gatherings. In addition to the spacious house there is a 10 X 20 Storage shed in the back yard. Come and tour this house and make it your home.

21. 2025-11-29
    listed $165,900 Active 819-char remark

    Show marketing remark (818 chars)

    WELCOME TO THIS CHARMING NEWLY REMODELED HOME WITH ABUNDANT SPACE. STEP INSIDE THIS BEAUTIFULLY UPDATED OLDER HOME THAT PERFECTLY BLENDS CLASSIC CHARTER WITH MODERN COMFORTS. BOASTING 3 GENEROUSLY SIZED BEDROOMS,2 FULL BATHS , EXTRA STORAGE OPTIONS, THIS RESIDENCE IS DESIGNED FOR COMFORTABLE LIVING AND ENTERTAINING. THE SPACIOUS INTERIOR FEATURES A REMODELED KITCHEN EQUIPPED WITH PLENTY OF CABINETS, IDEA FOR KEEPING YOUR CULINARY ESSENTIALS ORGANIZED. ENJOY MEALS IN THE DEDICATED DINING ROOM OR RELAX IN THE LARGE FAMILY ROOM THAT FLOWS INTO A COZY DEN- PERFECT FOR QUITE EVENINGS OR HOME OFFICE USE. OUTSIDE, THE EXPANSIVE REAR PATIO OFFERS AN IDEA SETTING FOR OUTDOOR GATHERINGS. IN ADDITION TO THE SPACIOUS HOUSE THERE IS A 10 X 20 STORAGE SHED IN THE BACK YARD. COME AND TOUR THIS HOUSE AND MAKE IT YOUR HOME.

22. 2025-11-29
    listed $165,900 Active 818-char remark

    Show marketing remark (818 chars)

    WELCOME TO THIS CHARMING NEWLY REMODELED HOME WITH ABUNDANT SPACE. STEP INSIDE THIS BEAUTIFULLY UPDATED OLDER HOME THAT PERFECTLY BLENDS CLASSIC CHARTER WITH MODERN COMFORTS. BOASTING 3 GENEROUSLY SIZED BEDROOMS,2 FULL BATHS , EXTRA STORAGE OPTIONS, THIS RESIDENCE IS DESIGNED FOR COMFORTABLE LIVING AND ENTERTAINING. THE SPACIOUS INTERIOR FEATURES A REMODELED KITCHEN EQUIPPED WITH PLENTY OF CABINETS, IDEA FOR KEEPING YOUR CULINARY ESSENTIALS ORGANIZED. ENJOY MEALS IN THE DEDICATED DINING ROOM OR RELAX IN THE LARGE FAMILY ROOM THAT FLOWS INTO A COZY DEN- PERFECT FOR QUITE EVENINGS OR HOME OFFICE USE. OUTSIDE, THE EXPANSIVE REAR PATIO OFFERS AN IDEA SETTING FOR OUTDOOR GATHERINGS. IN ADDITION TO THE SPACIOUS HOUSE THERE IS A 10 X 20 STORAGE SHED IN THE BACK YARD. COME AND TOUR THIS HOUSE AND MAKE IT YOUR HOME.

23. 2025-07-24
    price $160,500
24. 2025-07-24
    price $160,500
25. 2025-07-03
    price $165,500
26. 2025-07-03
    price $165,500
27. 2025-06-27
    listed $175,500 Active
28. 2025-06-27
    listed $175,500 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: $749 · $62/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$52/yr (+$4/mo · 6.9%)

ⓘ 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: $16,100
• − Mortgage interest: −$8,150
• − Property taxes: −$749
• − Insurance: −$728
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,233
• Taxable loss: −$335
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,167/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

No demographic data for this ZIP.

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

-11.4% since first listed

12 events — show timeline

• 2026-04-07 Price Changed $155,500 AcadianaMLS
• 2026-04-07 Price Changed $155,500 GBRMLS
• 2026-02-28 Price Changed $160,900 AcadianaMLS
• 2026-02-28 Price Changed $160,900 GBRMLS
• 2025-11-29 Listed $165,900 GBRMLS
• 2025-11-29 Listed $165,900 AcadianaMLS
• 2025-07-24 Price Changed $160,500 AcadianaMLS
• 2025-07-24 Price Changed $160,500 GBRMLS
• 2025-07-03 Price Changed $165,500 AcadianaMLS
• 2025-07-03 Price Changed $165,500 GBRMLS
• 2025-06-27 Listed $175,500 GBRMLS
• 2025-06-27 Listed $175,500 AcadianaMLS

Property tax history

-1.7%/yr

Latest (2024): $749 · -0.2% YoY. Source: county tax records.