337 Highway 182 · Grand Coteau, LA 70584

$104,900

3 bd · 2.0 ba · 1,746 sqft · Other · 196 Days on market

0.69 ac lot $60/sqft · 67% below area

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

Key facts

• Metal shed
• Covered patio
• In-home office

Tags

• SPLIT BEDROOM FLOWPLAN
• IN-HOME OFFICE
• COVERED PATIO
• METAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#143 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• St. Landry Parish (town): math 20% / reading 33% proficiency, ranked #54 of 98 in LA (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 142 units permitted in St. Landry Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Landry County population projected to shrink 9% 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.25% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $313,318
• List price: $104,900
• Delta: -66.52%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,374
• Equity at exit: $15,641

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $33,469
• Equity at exit: $9,070

Cash invested: $29,372 (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 70584

• Active inventory: 104
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $351

Break-even live

Break-even rent $863

Max offer price $104,900

Occupancy floor 68%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   statusdays on market $104,900 Pending 196 DOM
2. 2026-06-04
   statusdays on market $104,900 Contingent (No Show) 194 DOM
3. 2026-06-02
   days on market $104,900 Active 193 DOM
4. 2026-06-01
   days on market $104,900 Active 192 DOM
5. 2026-05-31
   days on market $104,900 Active 191 DOM
6. 2026-05-31
   days on market $104,900 Active 190 DOM
7. 2026-03-18
   status Active 323-char remark

   Show marketing remark (323 chars)

   Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

8. 2026-03-05
   price $104,900 323-char remark

   Show marketing remark (323 chars)

   Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

9. 2026-02-02
   price $109,900 323-char remark

   Show marketing remark (323 chars)

   Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

10. 2026-01-02
    price $119,900 323-char remark

    Show marketing remark (323 chars)

    Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

11. 2025-11-20
    listed $129,900 Active 323-char remark

    Show marketing remark (323 chars)

    Floorplan offers a split bedroom ''flowplan'' with Primary suite to the left and other bedrooms to the right. An in-home office or study space is between the laundry room and primary suite. The kitchen over looks the backyard with a covered patio to add to outdoor entertainment. NOTE: sewage system recertified .. see docs

12. 2025-09-17
    soldstatus $154,715
13. 2025-07-01
    listed $1 Active
14. 2021-06-30
    soldstatus $170,000
15. 2021-06-24
    soldstatus $170,000
16. 2021-05-21
    listed $180,000
17. 2011-07-29
    soldstatus $143,000
18. 2011-06-08
    listed $148,500
19. 2010-04-22
    soldstatus $88,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,055 · $88/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $15,693
• − Mortgage interest: −$5,876
• − Property taxes: −$1,055
• − Insurance: −$524
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,052
• Taxable income: $2,675
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,575/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. Landry Parish
• NCES district ID: 2201560
• Math proficiency: 20% ▼ -43.00%
• Reading proficiency: 33% ▼ -35.00%
• Median HH income: $32,635
• Composite: 21.59/100
• National rank: #8303
• State rank: #54 of 98 in LA

Livability — Grand Coteau

• Score: 65/100
• State rank: #143
• US rank: #12650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 885
• Population (ZIP): 6,865

Population outlook (St. Landry County) Hauer SSP2

• Today (2025): 83,114 people
• By 2030: 82,110 · -1.2%
• By 2040: 79,445 · -4.4%
• By 2050: 75,855 · -8.7%
• By 2075: 65,684 · -21.0%
• By 2100: 51,739 · -37.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Asian 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 13% Slovak 1% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · French/Haitian/Cajun 8% Other Indo-European 5% Spanish 3%

Political lean MEDSL · St. Landry

• 2024 margin: R (+18.8) · D 40.0% · R 58.9% · Other 1.1%
• 2008→2024 swing: -15.6pp toward R · 2008: -3.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+14.1 2016: R+11.9 2012: R+4.3 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.25%
• Current HPI: 123.1442
• 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

+19.2% since first listed

13 events — show timeline

• 2026-03-18 Relisted — AcadianaMLS
• 2026-03-05 Price Changed $104,900 AcadianaMLS
• 2026-02-02 Price Changed $109,900 AcadianaMLS
• 2026-01-02 Price Changed $119,900 AcadianaMLS
• 2025-11-20 Listed $129,900 AcadianaMLS
• 2025-09-17 Sold (Public Records) $154,715 Public Records
• 2025-07-01 Listed $1 AcadianaMLS
• 2021-06-30 Sold (Public Records) $170,000 Public Records
• 2021-06-24 Sold (MLS) $170,000 AcadianaMLS
• 2021-05-21 Listed $180,000 AcadianaMLS
• 2011-07-29 Sold (MLS) $143,000 AcadianaMLS
• 2011-06-08 Listed $148,500 AcadianaMLS
• 2010-04-22 Sold (Public Records) $88,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,055 · +0.0% YoY. Source: county tax records.