7374 La Hwy 3050 · Morganza, LA 70759

$99,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily · 20 Days on market

Built 1930 Fair condition 0.39 ac lot Est $157k · 37% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom home situated on a spacious 0.389-acre lot in the heart of the Village of Morganza. This property offers plenty of potential for homeowners and investors alike. The original home features tongue-and-groove walls and ceilings throughout, which are currently covered with paneling, offering the opportunity to restore and showcase the home's original character. Inside, you'll find a functional floor plan with comfortable living spaces and a 3rd bedroom and a bonus room upstairs that can be used as a home office, playroom, hobby space, or additional storage. Outside, the property is well-equipped with a detached carport and a secured workshop/hobby

Key facts

• Secured workshop
• Attached lean-to
• Detached carport

Tags

• TONGUE-AND-GROOVE WALLS
• DETACHED CARPORT
• SECURED WORKSHOP
• LARGE ABOVE-GROUND SHED
• ATTACHED LEAN-TO
• EQUIPPED WITH ELECTRICITY

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding and frame construction; Pillar/post/pier foundation; Built on a 0.389-acre lot (approximately 105 x 196 x 159.04 x 96.29)
• Exterior features: Public water; Rural tract (no subdivision)

Interior

• Kitchen: Gas cooktop
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Window air conditioning units; Ceiling fans
• Interior features: Gas cooktop; Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#397 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — 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: 8 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.20% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $157,410
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7213 Morganza Hwy	0.30mi	3/2.0	1,642 (+15%)	1mo	$180,000	$110	60

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: 17.9%
• Equity multiple: 2.02×
• Total profit: $28,292
• Equity at exit: $44,515

10-year hold

• IRR: 19.3%
• Equity multiple: 3.81×
• Total profit: $77,846
• Equity at exit: $68,602

Cash invested: $27,720 (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 70759

• Active inventory: 8
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $257

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $99,000 Active 20 DOM
2. 2026-06-17
   days on market $99,000 Active 19 DOM
3. 2026-06-16
   days on market $99,000 Active 18 DOM
4. 2026-06-15
   days on market $99,000 Active 17 DOM
5. 2026-06-13
   days on market $99,000 Active 15 DOM
6. 2026-06-12
   days on market $99,000 Active 14 DOM
7. 2026-06-09
   days on market $99,000 Active 11 DOM
8. 2026-06-08
   days on market $99,000 Active 10 DOM
9. 2026-06-07
   days on market $99,000 Active 9 DOM
10. 2026-06-07
    days on market $99,000 Active 8 DOM
11. 2026-06-04
    days on market $99,000 Active 5 DOM
12. 2026-06-02
    days on market $99,000 Active 4 DOM
13. 2026-06-01
    days on market $99,000 Active 3 DOM
14. 2026-05-31
    days on market $99,000 Active 2 DOM
15. 2026-05-29
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,291
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,880
• Taxable income: $1,599
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $2,696/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including painting, updating the exterior and interior, and landscaping. These improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint on exterior and interior walls
• Major Landscaping — Overgrown and unkempt
• Major Exterior Siding — Weathered and peeling
• Major Kitchen Cabinets — Outdated and worn
• Major Bathroom Fixtures — Outdated and worn

Value-add opportunities

• Both Painting and updating the exterior and interior — Enhances curb appeal and interior aesthetics, attracting more buyers and renters
• Both Landscaping and yard maintenance — Improves curb appeal and adds value to the property
• Both Updating the kitchen and bathrooms — Modernizing the kitchen and bathrooms will attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on exterior and interior walls	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Exterior Siding · Weathered and peeling	Major	$15,000–50,000
Kitchen Cabinets · Outdated and worn	Major	$15,000–50,000
Bathroom Fixtures · Outdated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and updating the exterior and interior — Enhances curb appeal and interior aesthetics, attracting more buyers and renters ↑
• Both Landscaping and yard maintenance — Improves curb appeal and adds value to the property ↑
• Both Updating the kitchen and bathrooms — Modernizing the kitchen and bathrooms will attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Morganza

• Score: 53/100
• State rank: #397
• US rank: #24638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 996

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 37% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 92% English-only · Spanish 7% French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-29 Listed $99,000 GBRMLS