1053 Carolyn Rose Dr · Cecilia, LA 70517

$85,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 131 Days on market

Built 2008 0.45 ac lot $63/sqft · 51% below area ↓ 7% 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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER-UPPER opportunity in Breaux Bridge! This charming home is located just minutes from I-10 and offers great potential for renovation or investments. Property will need updates and repairs, but presents an excellent chance to add value in a convenient location.

Key facts

• 0.45 acre lot
• Parking
• Built 2008

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#157 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cecilia Primary School (693 students, 69% FRL); Cecilia Junior High School (math 20% / reading 32%, grade F, #137 of 218 statewide, top 63%, 599 students, 63% FRL); Cecilia High School (math 47% / reading 42%, grade F, #58 of 265 statewide, top 23%, 788 students, 54% FRL).
• Market conditions: 276 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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. 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?
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: 1.17% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $181,753
• List price: $85,000
• Delta: -53.23%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Carolyn Rose Dr	0.10mi	3/2.0 (+1)	1,280 (-5%)	3mo	$175,000	$137	80
1199 Bordelon Rd	0.41mi	3/1.0 (+1)	1,500 (+12%)	7mo	$164,000	$109	46

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-365
• Equity at exit: $12,674

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $16,969
• Equity at exit: $7,349

Cash invested: $23,800 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $210

Break-even live

Break-even rent $729

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $259	-5% $234	+0% $210	+5% $186	+10% $162
Rent	-10% $132	-5% $171	+0% $210	+5% $250	+10% $289
Rate	-1.0pp $253	-0.5pp $232	base $210	+0.5pp $188	+1.0pp $166

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Melvin Dupuis Rd Unit 16 Breaux Bridge, LA	3.0	2.0	1280	$995	$0.78	15d	1	0.98mi

Listing history 14 events

1. 2026-06-13
   status $85,000 Pending 131 DOM
2. 2026-06-10
   days on market $85,000 Active 131 DOM
3. 2026-06-09
   days on market $85,000 Active 130 DOM
4. 2026-06-08
   days on market $85,000 Active 129 DOM
5. 2026-06-07
   days on market $85,000 Active 128 DOM
6. 2026-06-05
   days on market $85,000 Active 125 DOM
7. 2026-06-02
   days on market $85,000 Active 123 DOM
8. 2026-06-01
   days on market $85,000 Active 122 DOM
9. 2026-05-31
   days on market $85,000 Active 121 DOM
10. 2026-05-30
    pricedays on market $85,000 Active 120 DOM
11. 2026-04-14
    price $130,000 265-char remark

    Show marketing remark (265 chars)

    FIXER-UPPER opportunity in Breaux Bridge! This charming home is located just minutes from I-10 and offers great potential for renovation or investments. Property will need updates and repairs, but presents an excellent chance to add value in a convenient location.

12. 2026-03-16
    price $135,000 265-char remark

    Show marketing remark (265 chars)

    FIXER-UPPER opportunity in Breaux Bridge! This charming home is located just minutes from I-10 and offers great potential for renovation or investments. Property will need updates and repairs, but presents an excellent chance to add value in a convenient location.

13. 2026-01-30
    listed $140,000 Active 265-char remark

    Show marketing remark (265 chars)

    FIXER-UPPER opportunity in Breaux Bridge! This charming home is located just minutes from I-10 and offers great potential for renovation or investments. Property will need updates and repairs, but presents an excellent chance to add value in a convenient location.

14. 2026-01-13
    price $140,000 265-char remark

    Show marketing remark (265 chars)

    FIXER-UPPER opportunity in Breaux Bridge! This charming home is located just minutes from I-10 and offers great potential for renovation or investments. Property will need updates and repairs, but presents an excellent chance to add value in a convenient location.

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $11,940
• − Mortgage interest: −$4,761
• − Property taxes: −$1,134
• − Insurance: −$425
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,473
• Taxable income: $1,237
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,228/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Cecilia

• Score: 65/100
• State rank: #157
• US rank: #13524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

-7.1% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $130,000 AcadianaMLS
• 2026-03-16 Price Changed $135,000 AcadianaMLS
• 2026-01-30 Listed $140,000 AcadianaMLS
• 2026-01-13 Price Changed $140,000 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,134 · +0.0% YoY. Source: county tax records.