719 Wattigny St · Jeanerette, LA 70544

$72,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily · 147 Days on market

0.25 ac lot $64/sqft · 47% above area Est $49k · 47% over ↓ 4% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and affordable cottage ready for new owners! This home features an eat-in kitchen that opens to the living area, creating a comfortable and inviting layout. A spacious adjacent room offers flexibility as a game room, home office, or guest space. The home includes three bedrooms, with the primary bedroom featuring an en-suite bath, plus an additional full bath conveniently located off the hallway near the kitchen and den. Enjoy a generous backyard with an open patio--perfect for relaxing or entertaining. Major updates include a roof approximately 5 years old, along with HVAC and water heater replaced within the last few years. Schedule your showing today!

Key facts

• Guest space
• Living area
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LIVING AREA
• GAME ROOM
• HOME OFFICE
• GUEST SPACE
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#320 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools C-, crime F, amenities F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. 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?
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: 1.37% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.53%
• DSCR: 1.91
• GRM: 6.1

CMA / ARV

• ARV (median comp): $49,053
• List price: $72,000
• Delta: 46.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 St. Nicholas St	0.62mi	2/2.0 (-1)	1,057 (-6%)	17mo	$78,000	$74	41

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $10,280
• Equity at exit: $10,735

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $37,144
• Equity at exit: $6,225

Cash invested: $20,160 (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 70544

• Home prices YoY: -17.8%
• Active inventory: 33
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $345

Break-even live

Break-even rent $549

Max offer price $72,000

Occupancy floor 60%

Sensitivity live

Price	-10% $386	-5% $365	+0% $345	+5% $325	+10% $304
Rent	-10% $267	-5% $306	+0% $345	+5% $384	+10% $423
Rate	-1.0pp $381	-0.5pp $363	base $345	+0.5pp $326	+1.0pp $307

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-15
   status Pending 671-char remark

   Show marketing remark (671 chars)

   Charming and affordable cottage ready for new owners! This home features an eat-in kitchen that opens to the living area, creating a comfortable and inviting layout. A spacious adjacent room offers flexibility as a game room, home office, or guest space. The home includes three bedrooms, with the primary bedroom featuring an en-suite bath, plus an additional full bath conveniently located off the hallway near the kitchen and den. Enjoy a generous backyard with an open patio--perfect for relaxing or entertaining. Major updates include a roof approximately 5 years old, along with HVAC and water heater replaced within the last few years. Schedule your showing today!

2. 2026-02-18
   price $72,000 671-char remark

   Show marketing remark (671 chars)

   Charming and affordable cottage ready for new owners! This home features an eat-in kitchen that opens to the living area, creating a comfortable and inviting layout. A spacious adjacent room offers flexibility as a game room, home office, or guest space. The home includes three bedrooms, with the primary bedroom featuring an en-suite bath, plus an additional full bath conveniently located off the hallway near the kitchen and den. Enjoy a generous backyard with an open patio--perfect for relaxing or entertaining. Major updates include a roof approximately 5 years old, along with HVAC and water heater replaced within the last few years. Schedule your showing today!

3. 2025-12-18
   listed $75,000 Active 671-char remark

   Show marketing remark (671 chars)

   Charming and affordable cottage ready for new owners! This home features an eat-in kitchen that opens to the living area, creating a comfortable and inviting layout. A spacious adjacent room offers flexibility as a game room, home office, or guest space. The home includes three bedrooms, with the primary bedroom featuring an en-suite bath, plus an additional full bath conveniently located off the hallway near the kitchen and den. Enjoy a generous backyard with an open patio--perfect for relaxing or entertaining. Major updates include a roof approximately 5 years old, along with HVAC and water heater replaced within the last few years. Schedule your showing today!

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $396 · $33/mo
• Expected delta: +$80/yr (+$7/mo · 25.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,831
• − Mortgage interest: −$4,033
• − Property taxes: −$316
• − Insurance: −$360
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$2,095
• Taxable income: $3,134
• Est. tax owed @ 24.0%: −$752
• After-tax cash flow: $3,387/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Jeanerette

• Score: 57/100
• State rank: #320
• US rank: #21825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeanerette, LA
• Population (ZIP): 10,407

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Two or more races 6% Native American 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 8%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Korean 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.88%
• Current HPI: 110.2806
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-02-18 Price Changed $72,000 AcadianaMLS
• 2025-12-18 Listed $75,000 AcadianaMLS

Property tax history

-2.9%/yr

Latest (2025): $316 · +2.0% YoY. Source: county tax records.