23333 Iberville St · Plaquemine, LA 70764

$132,000

2 bd · 1.0 ba · 1,005 sqft · SingleFamily · 5 Days on market

Built 1950 5,227 sqft lot Est $130k · at est.

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Why this score? — see what drove the C 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +6.7/15.0
• 1% rule +6.6/10.0
• 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

Charming 2-bedroom, 1-bath home featuring spacious rooms and a blend of wood and tile flooring throughout. The recently remodeled bathroom adds modern appeal, while the metal roof provides durability and peace of mind. Updated windows installed in 2019 help enhance energy efficiency and natural light. The home offers the convenience of gas appliances, a dedicated utility room, and a welcoming back porch perfect for relaxing or entertaining. Outside, you'll find a fully fenced yard with plenty of space for pets, gardening, or outdoor activities.

Key facts

• Gas appliances
• Metal roof
• Updated windows

Tags

• METAL ROOF
• UPDATED WINDOWS
• GAS APPLIANCES
• DEDICATED UTILITY ROOM
• BACK PORCH
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: 2 parking spaces; On-street parking; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Detached single family residence; Residential property; Level/topography lot
• Construction: Vinyl siding and frame construction; Pillar/post/pier foundation; Metal roof; Built as single family (detached)
• Exterior features: Covered patio and porch; Full chain link fence; Shed(s); Level lot

Interior

• Kitchen: Gas cooktop; Range; Oven; Self-cleaning oven; Refrigerator
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating
• Interior features: Eat-in kitchen; High ceilings
• Laundry & utility: Washer hookup inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Cap rate 9.6% 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 $913 of loan paydown is wiped out by about $4k 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 $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $85k; list at $132k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,000

Questions for the listing agent

1. Built in 1950 — 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: 1.16% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $129,645
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57850 Schnebelen St	0.29mi	2/1.0	986 (-2%)	11mo	$85,000	$86	74
23120 Nadler St	0.32mi	3/1.0 (+1)	1,130 (+12%)	1mo	$169,000	$150	58
57715 Haase	0.56mi	2/1.0	1,007 (+0%)	23mo	$92,500	$92	54
57950 Government St	0.58mi	3/1.0 (+1)	1,126 (+12%)	2mo	$185,000	$164	46
57839 New Erwin Dr	0.60mi	3/1.0 (+1)	1,045 (+4%)	20mo	$134,900	$129	44

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,768
• Equity at exit: $19,682

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $31,306
• Equity at exit: $11,413

Cash invested: $36,960 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $364

Break-even live

Break-even rent $1,068

Max offer price $132,000

Occupancy floor 71%

Sensitivity live

Price	-10% $439	-5% $401	+0% $364	+5% $327	+10% $289
Rent	-10% $243	-5% $304	+0% $364	+5% $424	+10% $485
Rate	-1.0pp $430	-0.5pp $397	base $364	+0.5pp $330	+1.0pp $295

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-10
   status $132,000 Pending 5 DOM
2. 2026-06-09
   days on market $132,000 Active 5 DOM
3. 2026-06-08
   days on market $132,000 Active 4 DOM
4. 2026-06-07
   remarks 550-char remark
5. 2026-06-07
   listed $132,000 Active 3 DOM

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 X · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,344
• − Mortgage interest: −$7,394
• − Property taxes: −$1,159
• − Insurance: −$660
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,840
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,801/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

+55.3% since first listed

3 events — show timeline

• 2026-06-04 Listed $132,000 AcadianaMLS
• 2026-06-04 Listed $132,000 GBRMLS
• 2010-05-25 Sold (Public Records) $85,000 Public Records

Property tax history

+1.7%/yr

Latest (2024): $1,159 · -0.3% YoY. Source: county tax records.