403 Fanguy St · Chauvin, LA 70344

$47,500

3 bd · 1.5 ba · 1,546 sqft · SingleFamily public records · 88 Days on market

Built 1965 7,405 sqft lot $31/sqft · 31% below area Est $76k · 37% under

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Why this score? — see what drove the A- 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
• Appreciation +6.1/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single Family Residence offering three large bedrooms and 1.5 baths. Large living room open to kitchen area, detached storage, partially fenced back yard, covered patio

Key facts

• Detached storage
• Large living room
• Covered patio

Tags

• LARGE LIVING ROOM
• OPEN TO KITCHEN
• DETACHED STORAGE
• PARTIALLY FENCED BACK YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $45k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#245 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools 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.
• Market conditions: 62 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($328 loan paydown + $1k appreciation (2.1% local appreciation)).
• At projected returns (2.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $12k (21%) 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 $44,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
7. 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.
8. 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: 21.95%
• Cash-on-cash: 55.90%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $75,628
• List price: $47,500
• Delta: -37.19%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Pellegrin St	0.24mi	3/2.0	1,494 (-3%)	11mo	$64,000	$43	72
201 Leve St	0.45mi	3/2.0	1,400 (-9%)	22mo	$32,000	$23	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.21×
• Total profit: $16,140
• Equity at exit: $19,065

10-year hold

• IRR: 24.3%
• Equity multiple: 4.26×
• Total profit: $43,394
• Equity at exit: $27,709

Cash invested: $13,300 (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 70344

• Home prices YoY: 1.7%
• Active inventory: 62
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $193

Break-even live

Break-even rent $951

Max offer price $47,500

Occupancy floor 79%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $47,500 Active 88 DOM
2. 2026-06-18
   days on market $47,500 Active 87 DOM
3. 2026-06-17
   days on market $47,500 Active 86 DOM
4. 2026-06-16
   days on market $47,500 Active 85 DOM
5. 2026-06-15
   days on market $47,500 Active 84 DOM
6. 2026-06-14
   days on market $47,500 Active 82 DOM
7. 2026-06-13
   days on market $47,500 Active 81 DOM
8. 2026-06-10
   days on market $47,500 Active 79 DOM
9. 2026-06-09
   days on market $47,500 Active 78 DOM
10. 2026-06-08
    days on market $47,500 Active 77 DOM
11. 2026-06-07
    days on market $47,500 Active 76 DOM
12. 2026-06-05
    days on market $47,500 Active 73 DOM
13. 2026-06-03
    days on market $47,500 Active 72 DOM
14. 2026-06-02
    days on market $47,500 Active 71 DOM
15. 2026-06-01
    days on market $47,500 Active 70 DOM
16. 2026-05-31
    days on market $47,500 Active 69 DOM
17. 2026-05-30
    days on market $47,500 Active 68 DOM
18. 2026-04-20
    price $54,900 168-char remark

    Show marketing remark (168 chars)

    Single Family Residence offering three large bedrooms and 1.5 baths. Large living room open to kitchen area, detached storage, partially fenced back yard, covered patio

19. 2026-04-20
    price $54,900 168-char remark

    Show marketing remark (168 chars)

    Single Family Residence offering three large bedrooms and 1.5 baths. Large living room open to kitchen area, detached storage, partially fenced back yard, covered patio

20. 2026-03-20
    listed $59,900 Active 168-char remark

    Show marketing remark (168 chars)

    Single Family Residence offering three large bedrooms and 1.5 baths. Large living room open to kitchen area, detached storage, partially fenced back yard, covered patio

21. 2026-03-20
    listed $59,900 Active 168-char remark

    Show marketing remark (168 chars)

    Single Family Residence offering three large bedrooms and 1.5 baths. Large living room open to kitchen area, detached storage, partially fenced back yard, covered patio

22. 2026-02-12
    soldstatus $101,690
23. 2018-03-20
    soldstatus
24. 2017-04-02
    listed $109,000
25. 2017-04-02
    listed $109,000
26. 2014-07-30
    soldstatus $76,000
27. 2010-08-03
    listed $104,000
28. 2010-08-03
    listed $104,000
29. 2010-08-03
    listed $104,000
30. 2010-03-22
    listed $104,000
31. 2010-03-22
    listed $104,000
32. 2006-01-24
    soldstatus $42,000
33. 2005-12-14
    soldstatus

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $14,346
• − Mortgage interest: −$2,661
• − Property taxes: −$672
• − Insurance: −$5,356
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,382
• Taxable income: $1,980
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $1,841/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Chauvin

• Score: 60/100
• State rank: #245
• US rank: #18485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chauvin, LA
• Population (ZIP): 5,151

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Native American 11% Black 7% Two or more races 5% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 21% Italian 1%
• Foreign-born: 1%
• Languages at home: 86% English-only · French/Haitian/Cajun 10% Other Indo-European 3% Spanish 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 124.3613
• 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

+30.7% since first listed

16 events — show timeline

• 2026-04-20 Price Changed $54,900 AcadianaMLS
• 2026-04-20 Price Changed $54,900 GBRMLS
• 2026-03-20 Listed $59,900 GBRMLS
• 2026-03-20 Listed $59,900 AcadianaMLS
• 2026-02-12 Sold (Public Records) $101,690 Public Records
• 2018-03-20 Sold (MLS) — GBRMLS
• 2017-04-02 Listed $109,000 AcadianaMLS
• 2017-04-02 Listed $109,000 GBRMLS
• 2014-07-30 Sold (Public Records) $76,000 Public Records
• 2010-08-03 Listed $104,000 GBRMLS
• 2010-08-03 Listed $104,000 AcadianaMLS
• 2010-08-03 Listed $104,000 GBRMLS
• 2010-03-22 Listed $104,000 AcadianaMLS
• 2010-03-22 Listed $104,000 GBRMLS
• 2006-01-24 Sold (Public Records) $42,000 Public Records
• 2005-12-14 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $672 · -2.0% YoY. Source: county tax records.