456 Louisiana Ave · Port Allen, LA 70767

$128,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 120 Days on market

Built 1922 9,583 sqft lot $81/sqft · 31% below area Est $184k · 31% 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

Key facts

• Covered carport area
• Double french doors
• Extended kitchen

Tags

• COVERED CARPORT AREA
• FULLY FENCED BACKYARD
• DOUBLE FRENCH DOORS
• TWO FIREPLACES
• EXTENDED KITCHEN
• WALL OF WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Port Allen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#54 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute D, crime F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 130 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (median comp): $184,497
• List price: $128,000
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Courthouse St	0.11mi	3/2.0	1,452 (-8%)	11mo	$162,900	$112	72
655 7th St	0.30mi	3/1.0	1,481 (-6%)	6mo	$210,000	$142	67
310 Pine St	0.19mi	3/1.5	1,470 (-7%)	15mo	$205,000	$139	66
607 Court St	0.63mi	3/2.0	1,642 (+4%)	1mo	$239,000	$146	63
1272 Georgia Ave	0.67mi	3/2.0	1,584 (+1%)	8mo	$125,000	$79	61
1004 N 12th St	0.59mi	3/2.0	1,515 (-4%)	7mo	$206,000	$136	60
755 Maryland Ave	0.43mi	4/2.0 (+1)	1,723 (+9%)	5mo	$200,000	$116	55
541 Florida Ave	0.49mi	3/2.0	1,683 (+7%)	19mo	$194,000	$115	50
1017 Rosedale Rd	0.49mi	3/2.0	1,717 (+9%)	18mo	$245,000	$143	47
815 N 10th St	0.45mi	3/2.0	1,344 (-15%)	14mo	$119,000	$89	43
327 Ave B	0.74mi	3/2.0	1,666 (+6%)	16mo	$235,000	$141	42
716 Avenue B	0.73mi	3/2.0	1,356 (-14%)	13mo	$199,900	$147	32

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,033
• Equity at exit: $19,085

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $13,680
• Equity at exit: $11,067

Cash invested: $35,840 (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 70767

• Home prices YoY: -32.3%
• Active inventory: 130
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$671
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $231

Break-even live

Break-even rent $1,073

Max offer price $128,000

Occupancy floor 78%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Michigan Ave Port Allen, LA	2.0	1.0	1500	$1,300	$0.87	14d	1	0.21mi
524 8th St Port Allen, LA	2.0	1.0	1200	$1,300	$1.08	21d	1	0.40mi
2045 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	1025	$1,575	$1.54	14d	6	1.00mi
2045 N 3rd St #301 Baton Rouge, LA	2.0	2.0	1259	$1,295	$1.03	23d	1	1.00mi
2045 N 3rd St #305 Baton Rouge, LA	2.0	2.0	1290	$1,575	$1.22	21d	1	1.00mi
2045 N 3rd St #221 Baton Rouge, LA	2.0	2.0	1400	$1,495	$1.07	21d	1	1.00mi
2045 N 3rd St #308 Baton Rouge, LA	2.0	2.0	1290	$1,395	$1.08	43d	1	1.00mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$4,378	$4.49	14d	13	1.25mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	43d	1	1.40mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.43mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	1.43mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	43d	1	1.43mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	1.46mi

Listing history 20 events

1. 2026-06-15
   statusdays on market $128,000 Pending 120 DOM
2. 2026-06-14
   days on market $128,000 Active 119 DOM
3. 2026-06-13
   days on market $128,000 Active 118 DOM
4. 2026-06-10
   days on market $128,000 Active 116 DOM
5. 2026-06-09
   days on market $128,000 Active 115 DOM
6. 2026-06-08
   days on market $128,000 Active 114 DOM
7. 2026-06-07
   days on market $128,000 Active 113 DOM
8. 2026-06-03
   days on market $128,000 Active 109 DOM
9. 2026-06-02
   days on market $128,000 Active 108 DOM
10. 2026-06-01
    days on market $128,000 Active 107 DOM
11. 2026-05-31
    days on market $128,000 Active 106 DOM
12. 2026-05-31
    days on market $128,000 Active 105 DOM
13. 2026-05-18
    status Active 1362-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

14. 2026-05-18
    status Active 1363-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

15. 2026-05-01
    status Active 1362-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

16. 2026-05-01
    status Active 1363-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

17. 2026-02-18
    status Pending 1362-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

18. 2026-02-18
    status Pending 1363-char remark

    Show marketing remark (1363 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

19. 2025-11-17
    listed $128,000 Active 1363-char remark

    Show marketing remark (1362 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

20. 2025-11-17
    listed $128,000 Active 1362-char remark

    Show marketing remark (1362 chars)

    If you are looking for a renovation project or an investment property, this 3-bedroom, 2 bath home has so much potential. Located on 2 lots with a covered carport area and a fully fenced backyard, the home has lots of space inside and out. The living areas have beautiful hardwood floors, double French doors that separate the living and dining areas, and all the charm and character in keeping with the style of the home. There are two fireplaces that were previously coal burning and one is 2 sided. An additional bedroom was added to allow the kitchen to be extended with a wall of windows that overlook the backyard. The roof, HVAC and water heater have all been replaced within the past 8 years. The original knob and tube electrical components have been updated throughout the home. The major components have already been addressed. The screened front porch offers a relaxing outdoor space to enjoy visiting with family and friends. There is a shed in the backyard that can be rebuilt or replaced. Let your imagination go wild and create a showplace from this diamond in the rough. Residents have access to the walking paths on the levy, beautiful parks, the WBRP Museum, and are in close proximity to community parades and holiday celebrations that have come to be local mainstays! Make an appointment today to see all the potential of this precious home.

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $16,379
• − Mortgage interest: −$7,170
• − Property taxes: −$1,472
• − Insurance: −$640
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,724
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,591/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Port Allen

• Score: 70/100
• State rank: #54
• US rank: #7549

Category grades

Amenities F Commute D 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

• Census place: Port Allen, LA
• Population (ZIP): 15,116

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 43% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 16% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.36%
• Current HPI: 149.5874
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-18 Relisted — AcadianaMLS
• 2026-05-18 Relisted — GBRMLS
• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-02-18 Pending — AcadianaMLS
• 2026-02-18 Pending — GBRMLS
• 2025-11-17 Listed $128,000 GBRMLS
• 2025-11-17 Listed $128,000 AcadianaMLS

Property tax history

+7.1%/yr

Latest (2025): $1,472 · +1.8% YoY. Source: county tax records.