1461 Henderson Hwy · Henderson, LA 70517

$54,400

3 bd · 2.0 ba · 1,560 sqft · Other public records · 155 Days on market

Built 1976 10,454 sqft lot $35/sqft · 65% below area ↓ 32% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• 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

Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

Key facts

• Covered front porch
• Large backyard
• Rear covered deck

Tags

• COVERED FRONT PORCH
• REAR COVERED DECK
• LARGE BACKYARD
• SPACIOUS LIVING ROOM
• SEPARATE EAT-IN KITCHEN
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $54k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, 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.
• Market conditions: 276 active listings in the ZIP; 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 $376 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $31k (36%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.52% ✓
• Cap rate: 21.69%
• Cash-on-cash: 54.99%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (median comp): $158,755
• List price: $54,400
• Delta: -65.73%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 1.58×
• Total profit: $8,763
• Equity at exit: $8,111

10-year hold

• IRR: 23.3%
• Equity multiple: 3.04×
• Total profit: $31,068
• Equity at exit: $4,704

Cash invested: $15,232 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$285
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$23
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $271

Break-even live

Break-even rent $1,029

Max offer price $54,400

Occupancy floor 75%

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: $13,600
• Closing costs: $1,632
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $54,400 Active 155 DOM
2. 2026-06-17
   days on market $54,400 Active 154 DOM
3. 2026-06-16
   days on market $54,400 Active 153 DOM
4. 2026-06-15
   days on market $54,400 Active 152 DOM
5. 2026-06-14
   days on market $54,400 Active 150 DOM
6. 2026-06-13
   days on market $54,400 Active 149 DOM
7. 2026-06-10
   pricedays on market $54,400 Active 147 DOM
8. 2026-06-09
   days on market $61,200 Active 146 DOM
9. 2026-06-08
   days on market $61,200 Active 145 DOM
10. 2026-06-07
    days on market $61,200 Active 144 DOM
11. 2026-06-05
    days on market $61,200 Active 141 DOM
12. 2026-06-02
    days on market $61,200 Active 139 DOM
13. 2026-06-01
    days on market $61,200 Active 138 DOM
14. 2026-05-31
    days on market $61,200 Active 137 DOM
15. 2026-05-30
    days on market $61,200 Active 136 DOM
16. 2026-05-09
    price $61,200 612-char remark

    Show marketing remark (612 chars)

    Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

17. 2026-04-14
    status Active 612-char remark

    Show marketing remark (612 chars)

    Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

18. 2026-04-08
    price $71,400 612-char remark

    Show marketing remark (612 chars)

    Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

19. 2026-03-03
    price $78,200 612-char remark

    Show marketing remark (612 chars)

    Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

20. 2026-01-13
    listed $85,000 Active 612-char remark

    Show marketing remark (612 chars)

    Welcome to this 3-bedroom, 2-bath, 2-story full brick home! From the inviting covered front porch to the rear covered deck and large backyard, this property offers plenty of living space inside and out. Inside, you'll find a spacious living room and a separate eat-in kitchen with a breakfast bar, ample cabinetry, and dining area. The home features generously sized bedrooms, plus an upper-level loft with its own bathroom. The space is ideal as a home office or possible additional bedroom. Additional highlights include a shed and ample parking. Don't miss this great opportunity, schedule your showing today!

21. 2025-02-22
    historical $1,350
22. 2024-09-28
    listed $1,350
23. 2024-09-03
    price $120,000
24. 2024-07-31
    price $138,000
25. 2024-07-12
    price $154,500
26. 2024-04-27
    listed $157,000 Active
27. 2023-04-24
    soldstatus $133,000
28. 2023-04-20
    soldstatus $133,000 Sold
29. 2023-03-02
    status Pending
30. 2023-01-10
    price $125,000
31. 2022-10-13
    price $163,500
32. 2022-09-23
    listed $177,000 Active
33. 2005-10-28
    soldstatus $90,500
34. 2004-07-15
    listed $90,000

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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 1/10 Low FEMA zone AE · 0% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,470
• − Mortgage interest: −$3,047
• − Property taxes: −$940
• − Insurance: −$5,390
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,583
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $2,568/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 — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, LA
• 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

-32.0% since first listed

19 events — show timeline

• 2026-05-09 Price Changed $61,200 AcadianaMLS
• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-08 Price Changed $71,400 AcadianaMLS
• 2026-03-03 Price Changed $78,200 AcadianaMLS
• 2026-01-13 Listed $85,000 AcadianaMLS
• 2025-02-22 Rental Removed $1,350 RAAMLS
• 2024-09-28 Listed for Rent $1,350 RAAMLS
• 2024-09-03 Price Changed $120,000 AcadianaMLS
• 2024-07-31 Price Changed $138,000 AcadianaMLS
• 2024-07-12 Price Changed $154,500 AcadianaMLS
• 2024-04-27 Listed $157,000 AcadianaMLS
• 2023-04-24 Sold (Public Records) $133,000 Public Records
• 2023-04-20 Sold (MLS) $133,000 AcadianaMLS
• 2023-03-02 Pending — AcadianaMLS
• 2023-01-10 Price Changed $125,000 AcadianaMLS
• 2022-10-13 Price Changed $163,500 AcadianaMLS
• 2022-09-23 Listed $177,000 AcadianaMLS
• 2005-10-28 Sold (MLS) $90,500 AcadianaMLS
• 2004-07-15 Listed $90,000 AcadianaMLS

Property tax history

+1.8%/yr

Latest (2025): $940 · -0.0% YoY. Source: county tax records.