37236 W Powerline Rd · Pearl River, LA 70452

$290,000

3 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 56 Days on market

Built 2005 1.00 ac lot $142/sqft · 7% below area Est $319k · 9% under

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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 +17.0/30.0
• ARV discount +11.6/15.0
• DSCR +5.3/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to spread out..... The home offers 3 bedrooms and 2 bathrooms. There is a bonus room that can be an office or game room. The spacious lot offers beautiful mature trees and deck for entertaining. Seller will not make any repairs; inspections are for informational purposes only. Qualified buyers can receive up to 4% in grant money that can be used towards down payment, closing costs or pre-paids. This program can be paired with FHA, USDA, or VA financing and 30-year fixed rate. No tax returns needed unless you are self-employed. Owning a home may be easier than you think, come take a tour!

Key facts

• Bonus room
• Mature trees
• 1 acre lot

Tags

• BONUS ROOM
• MATURE TREES
• DECK FOR ENTERTAINING

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces
• Utilities: Well water; Treatment plant sewer
• Home design: Two-story home
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built condition: Very good
• Exterior features: Workshop on property; Outside city limits

Interior

• Kitchen: Dishwasher; Oven; Range
• Bedrooms: Total of 6 rooms (bedroom breakdown not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating with multiple heating units; Central air conditioning
• Interior features: Wood-burning fireplace; Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (13.8% below list).
• Recommended offer: $250k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.9% in Pearl River — 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 51/100 on livability (#419 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• St. Tammany Parish (suburban): math 43% / reading 55% proficiency, ranked #11 of 98 in LA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 157 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,064 units permitted in St. Tammany Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• St. Tammany County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000 (13.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $319,310
• List price: $290,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64377 Sticker Rd	0.34mi	3/2.0	1,812 (-11%)	1mo	$250,000	$138	64
185 Maverick Run	0.56mi	3/2.0	1,838 (-10%)	12mo	$275,000	$150	48
38065 Allison Ln	0.71mi	3/2.5	1,834 (-10%)	8mo	$314,000	$171	41

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-34,508
• Equity at exit: $43,240

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-14,256
• Equity at exit: $25,074

Cash invested: $81,200 (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 70452

• Home prices YoY: -26.1%
• Active inventory: 157
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $198

Break-even live

Break-even rent $2,250

Max offer price $290,000

Occupancy floor 87%

Sensitivity live

Price	-10% $362	-5% $280	+0% $198	+5% $116	+10% $33
Rent	-10% $0	-5% $99	+0% $198	+5% $296	+10% $395
Rate	-1.0pp $344	-0.5pp $271	base $198	+0.5pp $122	+1.0pp $46

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Old Mill Loop Pearl River, LA	4.0	2.0	2151	$2,500	$1.16	4d	1	1.25mi

Listing history 23 events

1. 2026-06-18
   days on market $290,000 Active 56 DOM
2. 2026-06-17
   days on market $290,000 Active 55 DOM
3. 2026-06-16
   days on market $290,000 Active 54 DOM
4. 2026-06-15
   days on market $290,000 Active 53 DOM
5. 2026-06-13
   days on market $290,000 Active 51 DOM
6. 2026-06-10
   days on market $290,000 Active 48 DOM
7. 2026-06-09
   days on market $290,000 Active 47 DOM
8. 2026-06-08
   days on market $290,000 Active 46 DOM
9. 2026-06-07
   days on market $290,000 Active 45 DOM
10. 2026-06-03
    days on market $290,000 Active 41 DOM
11. 2026-06-02
    days on market $290,000 Active 40 DOM
12. 2026-06-01
    days on market $290,000 Active 39 DOM
13. 2026-05-31
    days on market $290,000 Active 38 DOM
14. 2026-04-23
    listed $290,000 Active 616-char remark

    Show marketing remark (614 chars)

    Here is your chance to spread out..... The home offers 3 bedrooms and 2 bathrooms. There is a bonus room that can be an office or game room. The spacious lot offers beautiful mature trees and deck for entertaining. Seller will not make any repairs; inspections are for informational purposes only. Qualified buyers can receive up to 4% in grant money that can be used towards down payment, closing costs or pre-paids. This program can be paired with FHA, USDA, or VA financing and 30-year fixed rate. No tax returns needed unless you are self-employed. Owning a home may be easier than you think, come take a tour!

15. 2026-04-23
    listed $290,000 Active 614-char remark

    Show marketing remark (614 chars)

    Here is your chance to spread out..... The home offers 3 bedrooms and 2 bathrooms. There is a bonus room that can be an office or game room. The spacious lot offers beautiful mature trees and deck for entertaining. Seller will not make any repairs; inspections are for informational purposes only. Qualified buyers can receive up to 4% in grant money that can be used towards down payment, closing costs or pre-paids. This program can be paired with FHA, USDA, or VA financing and 30-year fixed rate. No tax returns needed unless you are self-employed. Owning a home may be easier than you think, come take a tour!

16. 2021-07-16
    soldstatus $260,000
17. 2018-05-14
    soldstatus $183,000
18. 2018-05-11
    soldstatus $183,000 Sold

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

19. 2018-04-12
    status Under Contract

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

20. 2018-03-23
    price $184,900

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

21. 2018-02-27
    price $189,900

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

22. 2018-02-23
    listed $200,000 Active

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

23. 2018-02-23
    listed $184,900

    Show marketing remark (425 chars)

    Beautiful 3 bedroom home, on long narrow acre, with home located well off of road, with a large rear yard. Rear yard fenced. Nice living room, with wood burning fire place, and a very large den, for entertaining or game room. All down stairs is hard surface floors, with wood laminate & ceramic. New stainless appliances in kitchen. Both central units are new. Home warrantee provided, for care free living. Owner/Agent

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $30,000
• − Mortgage interest: −$16,245
• − Property taxes: −$1,629
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,436
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $2,986/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. Tammany Parish
• NCES district ID: 2201650
• Math proficiency: 43% ▼ -32.00%
• Reading proficiency: 55% ▼ -26.00%
• Median HH income: $61,752
• Composite: 43.04/100
• National rank: #3098
• State rank: #11 of 98 in LA

Livability — Pearl River

• Score: 51/100
• State rank: #419
• US rank: #25262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,290

Population outlook (St. Tammany County) Hauer SSP2

• Today (2025): 286,725 people
• By 2030: 304,175 · +6.1%
• By 2040: 336,203 · +17.3%
• By 2050: 364,590 · +27.2%
• By 2075: 433,362 · +51.1%
• By 2100: 470,333 · +64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 11% Romanian 1% Italian 1%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · St. Tammany

• 2024 margin: Solid R (+43.8) · D 27.3% · R 71.1% · Other 1.6%
• 2008→2024 swing: +9.6pp toward D · 2008: -53.4pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+44.2 2016: R+50.8 2012: R+52.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.29%
• Current HPI: 156.9714
• 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

+45.0% since first listed

10 events — show timeline

• 2026-04-23 Listed $290,000 AcadianaMLS
• 2026-04-23 Listed $290,000 GSREIN
• 2021-07-16 Sold (Public Records) $260,000 Public Records
• 2018-05-14 Sold (Public Records) $183,000 Public Records
• 2018-05-11 Sold (MLS) $183,000 GSREIN
• 2018-04-12 Pending — GSREIN
• 2018-03-23 Price Changed $184,900 GSREIN
• 2018-02-27 Price Changed $189,900 GSREIN
• 2018-02-23 Listed $184,900 AcadianaMLS
• 2018-02-23 Listed $200,000 GSREIN

Property tax history

-0.3%/yr

Latest (2025): $1,629 · -5.1% YoY. Source: county tax records.