57925 Joseph St · Plaquemine, LA 70764

$99,900

2 bd · 2.0 ba · 1,342 sqft · SingleFamily · 4 Days on market

Built 1968 10,497 sqft lot $74/sqft · 35% below area Est $155k · 35% under ↓ 28% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 2-bath cottage is ready for its next chapter. It offers endless potential for renovation, customization, or a complete transformation--ideal for investors, contractors, or buyers looking to create their own space. The home features a functional layout with great bones and the opportunity to reimagine every detail to suit your vision. Situated on a quiet street just minutes from major industry along LA 1, this property combines convenience with a peaceful setting. The home sits on a large rectangular lot, offering plenty of room for outdoor living, expansion, or future improvements. Whether you're looking for your next project or a smart investment opportunity, this property is full of potential. Priced to sell--don't miss your chance to bring it to life!

Key facts

• Outdoor living
• 0.24 acre lot
• 2 parking spots

Tags

• LARGE RECTANGULAR LOT
• OUTDOOR LIVING

Property features AI

Finance

• Other: Subdivision: Brownie; Directions: Take Hwy 1 to Homestead Drive to Joseph Street

Exterior

• Parking: 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Rectangular lot; Lot dimensions approximately 140 x 75

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Carpet and laminate flooring; Smoke detectors
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.7% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• 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 $99,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.65% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.02%
• DSCR: 2.34
• GRM: 5.1

CMA / ARV

• ARV (median comp): $154,868
• List price: $99,900
• Delta: -35.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57925 Joseph St	0.00mi	2/2.0	1,342 (0%)	1mo	$99,900	$74	99
57930 Orange Dr	0.15mi	2/2.0	1,462 (+9%)	6mo	$185,000	$127	74
57940 Joffrion St	0.18mi	3/1.5 (+1)	1,196 (-11%)	1mo	$87,500	$73	66
57910 New Erwin Dr	0.29mi	3/2.0 (+1)	1,470 (+10%)	23mo	$159,900	$109	47
22650 Aidan Rd	0.70mi	3/2.0 (+1)	1,357 (+1%)	18mo	$200,000	$147	45
22905 Aidan Rd	0.66mi	3/2.0 (+1)	1,271 (-5%)	19mo	$144,900	$114	40
22830 Aidan Rd	0.68mi	3/2.0 (+1)	1,300 (-3%)	23mo	$151,900	$117	39
22790 Aidan Rd	0.65mi	3/2.0 (+1)	1,229 (-8%)	15mo	$175,500	$143	38

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: 24.6%
• Equity multiple: 2.01×
• Total profit: $28,354
• Equity at exit: $14,895

10-year hold

• IRR: 32.4%
• Equity multiple: 3.93×
• Total profit: $81,963
• Equity at exit: $8,638

Cash invested: $27,972 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $700

Break-even live

Break-even rent $761

Max offer price $99,900

Occupancy floor 53%

Sensitivity live

Price	-10% $756	-5% $728	+0% $700	+5% $672	+10% $643
Rent	-10% $570	-5% $635	+0% $700	+5% $765	+10% $830
Rate	-1.0pp $750	-0.5pp $725	base $700	+0.5pp $674	+1.0pp $648

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   status Pending 780-char remark

   Show marketing remark (780 chars)

   This 2-bedroom, 2-bath cottage is ready for its next chapter. It offers endless potential for renovation, customization, or a complete transformation--ideal for investors, contractors, or buyers looking to create their own space. The home features a functional layout with great bones and the opportunity to reimagine every detail to suit your vision. Situated on a quiet street just minutes from major industry along LA 1, this property combines convenience with a peaceful setting. The home sits on a large rectangular lot, offering plenty of room for outdoor living, expansion, or future improvements. Whether you're looking for your next project or a smart investment opportunity, this property is full of potential. Priced to sell--don't miss your chance to bring it to life!

2. 2026-05-05
   status Pending 796-char remark

   Show marketing remark (780 chars)

   This 2-bedroom, 2-bath cottage is ready for its next chapter. It offers endless potential for renovation, customization, or a complete transformation--ideal for investors, contractors, or buyers looking to create their own space. The home features a functional layout with great bones and the opportunity to reimagine every detail to suit your vision. Situated on a quiet street just minutes from major industry along LA 1, this property combines convenience with a peaceful setting. The home sits on a large rectangular lot, offering plenty of room for outdoor living, expansion, or future improvements. Whether you're looking for your next project or a smart investment opportunity, this property is full of potential. Priced to sell--don't miss your chance to bring it to life!

3. 2026-05-01
   listed $99,900 Active 780-char remark

   Show marketing remark (780 chars)

   This 2-bedroom, 2-bath cottage is ready for its next chapter. It offers endless potential for renovation, customization, or a complete transformation--ideal for investors, contractors, or buyers looking to create their own space. The home features a functional layout with great bones and the opportunity to reimagine every detail to suit your vision. Situated on a quiet street just minutes from major industry along LA 1, this property combines convenience with a peaceful setting. The home sits on a large rectangular lot, offering plenty of room for outdoor living, expansion, or future improvements. Whether you're looking for your next project or a smart investment opportunity, this property is full of potential. Priced to sell--don't miss your chance to bring it to life!

4. 2026-05-01
   listed $99,900 Active 796-char remark

   Show marketing remark (780 chars)

   This 2-bedroom, 2-bath cottage is ready for its next chapter. It offers endless potential for renovation, customization, or a complete transformation--ideal for investors, contractors, or buyers looking to create their own space. The home features a functional layout with great bones and the opportunity to reimagine every detail to suit your vision. Situated on a quiet street just minutes from major industry along LA 1, this property combines convenience with a peaceful setting. The home sits on a large rectangular lot, offering plenty of room for outdoor living, expansion, or future improvements. Whether you're looking for your next project or a smart investment opportunity, this property is full of potential. Priced to sell--don't miss your chance to bring it to life!

5. 2026-01-13
   price $120,000
6. 2026-01-13
   price $120,000
7. 2025-09-29
   listed $125,000 Active
8. 2025-09-29
   listed $125,000 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: $431 · $36/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$118/yr (+$10/mo · 27.4%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,766
• − Mortgage interest: −$5,596
• − Property taxes: −$431
• − Insurance: −$500
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$2,906
• Taxable income: $7,171
• Est. tax owed @ 24.0%: −$1,721
• After-tax cash flow: $6,677/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

-28.0% since first listed

11 events — show timeline

• 2026-06-01 Sold (Public Records) $90,000 Public Records
• 2026-05-29 Sold (MLS) — GBRMLS
• 2026-05-29 Sold (MLS) — AcadianaMLS
• 2026-05-05 Pending — AcadianaMLS
• 2026-05-05 Pending — GBRMLS
• 2026-05-01 Listed $99,900 GBRMLS
• 2026-05-01 Listed $99,900 AcadianaMLS
• 2026-01-13 Price Changed $120,000 AcadianaMLS
• 2026-01-13 Price Changed $120,000 GBRMLS
• 2025-09-29 Listed $125,000 GBRMLS
• 2025-09-29 Listed $125,000 AcadianaMLS

Property tax history

+0.1%/yr

Latest (2024): $431 · -0.0% YoY. Source: county tax records.