1905 Maple St · Morgan City, LA 70380

$150,000

3 bd · 2.0 ba · 1,780 sqft · Land · 76 Days on market

Built 1997 7,405 sqft lot $84/sqft · 523% above area ↓ 6% since listing

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• 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 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

Key facts

• Updated flooring
• 7,405 sq ft lot
• Garage

Tags

• UPDATED FLOORING
• NEWLY RENOVATED MASTER BATH
• FULLY FENCED BACK YARD
• BONUS OUTDOOR SITTING AREA
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $150k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.3% below list).
• Recommended offer: $95k (36.4% below list) — sets the bar for cash-flow.
• Cap rate 6.7% vs local median 4.6% in Morgan City — 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 67/100 on livability (#111 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute 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.
• Zoned schools: M.E. Norman Elementary School (math 42% / reading 42%, grade F, #201 of 646 statewide, top 33%, 372 students, 67% FRL); Morgan City Junior High School (math 22% / reading 34%, grade F, #125 of 218 statewide, top 58%, 488 students, 56% FRL); Morgan City High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 55% FRL).
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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 76 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $95,461 (36.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $24,061
• List price: $150,000
• Delta: 523.43%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -35.5%
• Equity multiple: -0.14×
• Total profit: $-48,029
• Equity at exit: $22,365

10-year hold

• IRR: -45.6%
• Equity multiple: -0.70×
• Total profit: $-71,585
• Equity at exit: $12,969

Cash invested: $42,000 (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: 83
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-377

Break-even live

Break-even rent $1,852

Max offer price $95,461

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-325	+0% $-377	+5% $-429	+10% $-481
Rent	-10% $-486	-5% $-431	+0% $-377	+5% $-323	+10% $-268
Rate	-1.0pp $-301	-0.5pp $-339	base $-377	+0.5pp $-416	+1.0pp $-455

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Poplar St Morgan City, LA	3.0	2.0	1600	$1,375	$0.86	45d	1	0.16mi

Listing history 28 events

1. 2026-06-04
   statusdays on market $150,000 Pending 76 DOM
2. 2026-06-02
   days on market $150,000 Active 75 DOM
3. 2026-06-01
   days on market $150,000 Active 74 DOM
4. 2026-05-31
   days on market $150,000 Active 73 DOM
5. 2026-05-31
   days on market $150,000 Active 72 DOM
6. 2026-04-23
   status Active 560-char remark

   Show marketing remark (560 chars)

   Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

7. 2026-04-23
   price $150,000 560-char remark

   Show marketing remark (560 chars)

   Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

8. 2026-04-23
   status Active 560-char remark

   Show marketing remark (560 chars)

   Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

9. 2026-04-23
   price $150,000 560-char remark

   Show marketing remark (560 chars)

   Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

10. 2026-02-10
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

11. 2026-02-10
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

12. 2026-01-06
    listed $160,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

13. 2026-01-06
    listed $160,000 Active 560-char remark

    Show marketing remark (560 chars)

    Charming 3 Bed 2 Bath home in the heart of Morgan City. This traditional style home offers updated flooring and a newly renovated master bath. Fully fenced in back yard, perfect for hosting guests, as well as a bonus outdoor sitting area that could easily be used for office space or a work station. Located in an established neighborhood, just walking distance from Central Catholic High School and a short drive from Morgan City High. All measurements and flood zone are to be verified by the buyer. Call your favorite REALTOR today to schedule your showing.

14. 2025-08-13
    status Active
15. 2025-05-14
    status Pending
16. 2024-12-17
    price $160,000
17. 2024-12-17
    price $160,000
18. 2024-12-11
    listed $164,000 Active
19. 2024-12-11
    historical
20. 2024-10-29
    price $164,000
21. 2024-10-28
    price $164,000
22. 2024-10-28
    status Active
23. 2024-07-26
    status Pending
24. 2024-06-28
    price $160,000
25. 2024-05-13
    status Active
26. 2024-05-01
    status Pending
27. 2024-01-13
    listed $160,000
28. 2024-01-13
    listed $170,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 98% 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: $16,500
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$4,364
• Taxable loss: −$7,024
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-2,837/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 — Morgan City

• Score: 67/100
• State rank: #111
• US rank: #11015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgan City, LA
• 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

-6.2% since first listed

23 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-04-23 Price Changed $150,000 AcadianaMLS
• 2026-04-23 Relisted — GBRMLS
• 2026-04-23 Price Changed $150,000 GBRMLS
• 2026-02-10 Pending — GBRMLS
• 2026-02-10 Pending — AcadianaMLS
• 2026-01-06 Listed $160,000 GBRMLS
• 2026-01-06 Listed $160,000 AcadianaMLS
• 2025-08-13 Relisted — GBRMLS
• 2025-05-14 Pending — GBRMLS
• 2024-12-17 Price Changed $160,000 AcadianaMLS
• 2024-12-17 Price Changed $160,000 GBRMLS
• 2024-12-11 Listed $164,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-29 Price Changed $164,000 GBRMLS
• 2024-10-28 Price Changed $164,000 AcadianaMLS
• 2024-10-28 Relisted — GBRMLS
• 2024-07-26 Pending — GBRMLS
• 2024-06-28 Price Changed $160,000 GBRMLS
• 2024-05-13 Relisted — GBRMLS
• 2024-05-01 Pending — GBRMLS
• 2024-01-13 Listed $170,000 GBRMLS
• 2024-01-13 Listed $160,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $95 · +9.3% YoY. Source: county tax records.