250 N Verret St · Amelia, LA 70380

$119,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 268 Days on market

Built 1980 871 sqft lot $89/sqft · 16% below area Est $140k · 15% under ↓ 5% 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 +22.8/30.0
• ARV discount +14.3/15.0
• DSCR +7.3/10.0
• 1% rule +5.6/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

Key facts

• Not in a flood zone
• Public library
• Covered patio

Tags

• COVERED PATIO
• LARGE STORAGE SHED
• PUBLIC LIBRARY
• NOT IN A FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#331 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.06% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $140,345
• List price: $119,000
• Delta: -15.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Verret St	0.13mi	3/2.0	1,401 (+4%)	14mo	$169,900	$121	75

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-10,283
• Equity at exit: $17,743

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,751
• Equity at exit: $10,289

Cash invested: $33,320 (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 70380

• Home prices YoY: -34.8%
• Active inventory: 82
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $141

Break-even live

Break-even rent $1,088

Max offer price $119,000

Occupancy floor 84%

Sensitivity live

Price	-10% $208	-5% $174	+0% $141	+5% $107	+10% $73
Rent	-10% $41	-5% $91	+0% $141	+5% $191	+10% $241
Rate	-1.0pp $201	-0.5pp $171	base $141	+0.5pp $110	+1.0pp $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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $119,000 Active 268 DOM
2. 2026-06-18
   days on market $119,000 Active 266 DOM
3. 2026-06-17
   days on market $119,000 Active 265 DOM
4. 2026-06-16
   days on market $119,000 Active 264 DOM
5. 2026-06-15
   days on market $119,000 Active 263 DOM
6. 2026-06-13
   days on market $119,000 Active 261 DOM
7. 2026-06-12
   days on market $119,000 Active 260 DOM
8. 2026-06-09
   days on market $119,000 Active 257 DOM
9. 2026-06-08
   days on market $119,000 Active 256 DOM
10. 2026-06-07
    days on market $119,000 Active 255 DOM
11. 2026-06-07
    days on market $119,000 Active 254 DOM
12. 2026-06-04
    days on market $119,000 Active 251 DOM
13. 2026-06-02
    days on market $119,000 Active 250 DOM
14. 2026-06-01
    days on market $119,000 Active 249 DOM
15. 2026-05-31
    days on market $119,000 Active 248 DOM
16. 2026-05-31
    days on market $119,000 Active 247 DOM
17. 2026-04-29
    price $119,000 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

18. 2026-04-28
    price $119,000 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

19. 2026-04-01
    price $122,500 394-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

20. 2026-04-01
    price $122,500 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

21. 2026-01-12
    price $125,000 394-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

22. 2026-01-12
    price $125,000 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

23. 2025-10-20
    price $130,000 395-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

24. 2025-10-20
    price $130,000 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

25. 2025-09-25
    listed $135,000 Active 395-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

26. 2025-09-25
    listed $135,000 Active 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

27. 2022-02-28
    listed $125,000
28. 2022-02-28
    listed $125,000
29. 2021-05-07
    listed $125,000

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,196
• − Mortgage interest: −$6,666
• − Property taxes: −$1,436
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,462
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,734/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. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Amelia

• Score: 57/100
• State rank: #331
• US rank: #22212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amelia, LA
• City population: 123
• Population (ZIP): 21,043

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 14%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% French/Haitian/Cajun 2% Vietnamese 2%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.21%
• Current HPI: 99.8137
• 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

-4.8% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $119,000 AcadianaMLS
• 2026-04-28 Price Changed $119,000 GBRMLS
• 2026-04-01 Price Changed $122,500 AcadianaMLS
• 2026-04-01 Price Changed $122,500 GBRMLS
• 2026-01-12 Price Changed $125,000 AcadianaMLS
• 2026-01-12 Price Changed $125,000 GBRMLS
• 2025-10-20 Price Changed $130,000 GBRMLS
• 2025-10-20 Price Changed $130,000 AcadianaMLS
• 2025-09-25 Listed $135,000 GBRMLS
• 2025-09-25 Listed $135,000 AcadianaMLS
• 2022-02-28 Listed $125,000 AcadianaMLS
• 2022-02-28 Listed $125,000 GBRMLS
• 2021-05-07 Listed $125,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,436 · +9.0% YoY. Source: county tax records.