101 Cypress Grove St

Montegut, LA 70377

$82,000A-

3 bd · 1.0 ba · 1,100 sqft · Built 1958 · SingleFamily · Active · 253 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,030/mo
• Mortgage (P&I): −$430
• Tax + insurance: −$490
• HOA: −$0
• Vac / Maint / Mgmt: −$216
• Net cashflow: $-106/mo
• Annual: $-1,268/yr
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• 1% rule: 1.26%
• Cash to close: $22,960

Investor read

• This is a 3-bed/1.0-bath single-family listed at $82k.
• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $63k (22.8% below list).
• Meets the 1% rule at list price ($1k rent vs $82k).
• It's been on market 253 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $63k (22.8% below list) — sets the bar for cash-flow.
• In year one you build about $4k of equity ($567 loan paydown + $3k appreciation (3.8% local appreciation)).
• Location reads 67/100 on livability (#110 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Montegut Elementary School (math 42% / reading 67%, grade C, #93 of 646 statewide, top 15%, 232 students, 76% FRL); Montegut Middle School (math 38% / reading 59%, grade C-, #34 of 218 statewide, top 15%, 500 students, 53% FRL); South Terrebonne High School (math 38% / reading 47%, grade F, #68 of 265 statewide, top 25%, 914 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 42 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).
• 4 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.
• Current owner paid $15k; list at $82k implies a 447% gain — meaningful room to come down on a strong offer.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 253 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
• Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.