258 Central Ave · Reserve, LA 70084

$169,000

4 bd · 1.0 ba · 1,650 sqft · SingleFamily · 33 Days on market

Built 1942 0.29 ac lot Est $167k · at est.

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +6.9/15.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or homebuyers! This 4-bedroom home in Reserve offers spacious living, strong potential, and a convenient location in close proximity to schools, shopping, and local amenities. Tenant occupied with income potential already in place. Showings by appointment only -- please do not disturb tenants.

Key facts

• Income potential
• Convenient location
• 0.29 acre lot

Tags

• CONVENIENT LOCATION
• INCOME POTENTIAL

Property features AI

Finance

• Other: No pets allowed (pet restrictions apply)

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer
• Home design: Single-story; Raised foundation; Hardboard exterior; Shingle roof; Property in very good condition
• Construction: Built with hardboard siding; Raised foundation; Shingle roof; 1 story
• Exterior features: Covered patio/porch; Permeable paving; City lot; Rectangular lot; Lot dimensions approximately 80 x 161

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Accessibility features
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.1% in Reserve — 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 65/100 on livability (#153 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, 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: 36 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $66k; list at $169k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $166,650
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 E 7th St	0.37mi	3/2.0 (-1)	1,661 (+1%)	8mo	$35,500	$21	66
234 E 12th St Unit ext	0.39mi	3/2.5 (-1)	1,600 (-3%)	13mo	$170,000	$106	55
248 W 2nd St	0.18mi	3/2.0 (-1)	1,500 (-9%)	16mo	$150,350	$100	55
271 W 7th St	0.55mi	3/2.0 (-1)	1,788 (+8%)	19mo	$180,000	$101	36
217 Ivy Ct	0.70mi	3/2.0 (-1)	1,402 (-15%)	10mo	$229,900	$164	24

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,295
• Equity at exit: $25,198

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $21,563
• Equity at exit: $14,612

Cash invested: $47,320 (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 70084

• Home prices YoY: -32.4%
• Active inventory: 36
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $332

Break-even live

Break-even rent $1,340

Max offer price $169,000

Occupancy floor 76%

Sensitivity live

Price	-10% $427	-5% $380	+0% $332	+5% $284	+10% $236
Rent	-10% $193	-5% $262	+0% $332	+5% $401	+10% $471
Rate	-1.0pp $417	-0.5pp $375	base $332	+0.5pp $288	+1.0pp $243

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $169,000 Active 33 DOM
2. 2026-06-19
   days on market $169,000 Active 31 DOM
3. 2026-06-18
   days on market $169,000 Active 30 DOM
4. 2026-06-17
   days on market $169,000 Active 29 DOM
5. 2026-06-16
   days on market $169,000 Active 28 DOM
6. 2026-06-15
   days on market $169,000 Active 27 DOM
7. 2026-06-14
   days on market $169,000 Active 25 DOM
8. 2026-06-13
   pricedays on market $169,000 Active 24 DOM
9. 2026-06-10
   days on market $174,000 Active 22 DOM
10. 2026-06-09
    days on market $174,000 Active 21 DOM
11. 2026-06-08
    days on market $174,000 Active 20 DOM
12. 2026-06-07
    days on market $174,000 Active 19 DOM
13. 2026-06-02
    days on market $174,000 Active 14 DOM
14. 2026-06-01
    days on market $174,000 Active 13 DOM
15. 2026-05-31
    days on market $174,000 Active 12 DOM
16. 2026-05-30
    days on market $174,000 Active 11 DOM
17. 2026-05-19
    listed $174,000 Active 326-char remark

    Show marketing remark (326 chars)

    Great opportunity for investors or homebuyers! This 4-bedroom home in Reserve offers spacious living, strong potential, and a convenient location in close proximity to schools, shopping, and local amenities. Tenant occupied with income potential already in place. Showings by appointment only -- please do not disturb tenants.

18. 2026-05-19
    listed $174,000 Active

    Show marketing remark (326 chars)

    Great opportunity for investors or homebuyers! This 4-bedroom home in Reserve offers spacious living, strong potential, and a convenient location in close proximity to schools, shopping, and local amenities. Tenant occupied with income potential already in place. Showings by appointment only -- please do not disturb tenants.

19. 2024-07-04
    historical $1,450
20. 2024-05-24
    listed $1,450
21. 2023-09-27
    price $100,000
22. 2023-08-26
    price $115,000
23. 2023-08-25
    listed $100,000
24. 2021-04-26
    soldstatus $66,000 Closed
25. 2021-01-10
    status Pending
26. 2020-12-25
    listed $70,000
27. 2020-12-25
    listed $70,000 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: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/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 4/10 Moderate FEMA zone X (shaded) · 22% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,121
• − Mortgage interest: −$9,467
• − Property taxes: −$1,225
• − Insurance: −$845
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,916
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $3,672/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 — Reserve

• Score: 65/100
• State rank: #153
• US rank: #13020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reserve, LA
• City population: 5,273
• Population (ZIP): 5,273

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% White 35% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 2% Cuban 5%
• Common ancestry: Lithuanian 13%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 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: ▼ -62.08%
• Current HPI: 129.578
• 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

+148.6% since first listed

11 events — show timeline

• 2026-05-19 Listed $174,000 GSREIN
• 2026-05-19 Listed $174,000 AcadianaMLS
• 2024-07-04 Rental Removed $1,450 GSREIN
• 2024-05-24 Listed for Rent $1,450 GSREIN
• 2023-09-27 Price Changed $100,000 GSREIN
• 2023-08-26 Price Changed $115,000 GSREIN
• 2023-08-25 Listed $100,000 AcadianaMLS
• 2021-04-26 Sold (MLS) $66,000 GSREIN
• 2021-01-10 Pending — GSREIN
• 2020-12-25 Listed $70,000 GSREIN
• 2020-12-25 Listed $70,000 AcadianaMLS

Property tax history

+3.0%/yr

Latest (2025): $1,225 · +0.1% YoY. Source: county tax records.