291 W 4th St · Reserve, LA 70084

$119,000

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 144 Days on market

Built 1955 0.31 ac lot $81/sqft · 21% below area Est $150k · 21% under ↓ 28% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th--schedule your tour today before it's gone.

Key facts

• Lots of storage
• Large corner lot
• Dining area

Tags

• LARGE CORNER LOT
• DETACHED GARAGE
• LARGE KITCHEN
• DINING AREA
• LOTS OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.1% in Reserve — 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 65/100 on livability (#153 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime F, amenities F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 36 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $61k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.06% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (median comp): $150,212
• List price: $119,000
• Delta: -20.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 W 2nd St	0.27mi	3/2.0	1,500 (+2%)	15mo	$150,350	$100	72
147 E 1 St	0.61mi	2/1.0 (-1)	1,430 (-3%)	16mo	$108,000	$76	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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,362
• Equity at exit: $17,743

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $17,498
• Equity at exit: $10,289

Cash invested: $33,320 (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 70084

• Home prices YoY: -32.4%
• Active inventory: 36
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $250

Break-even live

Break-even rent $946

Max offer price $119,000

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Terrance St Reserve, LA	2.0	1.0	960	$1,300	$1.35	23d	1	0.11mi
451 Central Ave Unit A5 Reserve, LA	2.0	1.5	960	$1,150	$1.20	43d	1	0.51mi
450 NW 3rd St Unit A Reserve, LA	2.0	1.5	950	$1,200	$1.26	1d	1	0.86mi
290 E 27th St Reserve, LA	2.0	2.0	900	$1,200	$1.33	23d	1	1.49mi

Listing history 22 events

1. 2026-06-19
   days on market $119,000 Active 144 DOM
2. 2026-06-18
   days on market $119,000 Active 143 DOM
3. 2026-06-18
   price $119,000 Active 142 DOM
4. 2026-06-17
   days on market $129,900 Active 142 DOM
5. 2026-06-16
   days on market $129,900 Active 141 DOM
6. 2026-06-15
   days on market $129,900 Active 140 DOM
7. 2026-06-14
   days on market $129,900 Active 138 DOM
8. 2026-06-13
   days on market $129,900 Active 137 DOM
9. 2026-06-10
   days on market $129,900 Active 135 DOM
10. 2026-06-09
    days on market $129,900 Active 134 DOM
11. 2026-06-08
    days on market $129,900 Active 133 DOM
12. 2026-06-07
    days on market $129,900 Active 132 DOM
13. 2026-06-02
    days on market $129,900 Active 127 DOM
14. 2026-06-01
    days on market $129,900 Active 126 DOM
15. 2026-05-31
    days on market $129,900 Active 125 DOM
16. 2026-05-30
    days on market $129,900 Active 124 DOM
17. 2026-03-10
    price $129,900 339-char remark

    Show marketing remark (350 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th—schedule your tour today before it’s gone.

18. 2026-03-10
    price $129,900 350-char remark

    Show marketing remark (350 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th—schedule your tour today before it’s gone.

19. 2026-02-11
    price $169,000 339-char remark

    Show marketing remark (350 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th—schedule your tour today before it’s gone.

20. 2026-02-11
    price $169,000 350-char remark

    Show marketing remark (350 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th—schedule your tour today before it’s gone.

21. 2026-01-27
    listed $180,000 Active 339-char remark

    Show marketing remark (339 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th--schedule your tour today before it's gone.

22. 2026-01-23
    listed $180,000 Active 350-char remark

    Show marketing remark (350 chars)

    Opportunity awaits in this great neighborhood! Situated on a large corner lot with a detached garage/storage, this fixer-upper is ready for your personal touch. The home offers a large kitchen and dining area, three bedrooms, two bathrooms, and lots of storage. First showings start January 26th—schedule your tour today before it’s gone.

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,154
• − Mortgage interest: −$6,666
• − Property taxes: −$883
• − Insurance: −$595
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,462
• Taxable income: $1,123
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,735/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Reserve

• Score: 65/100
• State rank: #153
• US rank: #13020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reserve, LA
• City population: 5,273
• Population (ZIP): 5,273

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 51% White 35% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 2% Cuban 5%
• Common ancestry: Lithuanian 13%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.08%
• Current HPI: 129.578
• 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

-27.8% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $129,900 AcadianaMLS
• 2026-03-10 Price Changed $129,900 GSREIN
• 2026-02-11 Price Changed $169,000 AcadianaMLS
• 2026-02-11 Price Changed $169,000 GSREIN
• 2026-01-27 Listed $180,000 AcadianaMLS
• 2026-01-23 Listed $180,000 GSREIN

Property tax history

+1.3%/yr

Latest (2024): $883 · +7.4% YoY. Source: county tax records.