2321 N Central Ave · Lutcher, LA 70071

$65,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 86 Days on market

Built 1962 7,405 sqft lot $47/sqft · 63% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#98 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.0% local appreciation)).
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (23%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1962 — 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. 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?
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: 1.83% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.17%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $173,360
• List price: $65,000
• Delta: -62.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 N King Ave	0.07mi	3/2.0	1,325 (-5%)	8mo	$31,500	$24	82
1179 Desoto Dr	0.40mi	3/2.0	1,449 (+4%)	0mo	$230,000	$159	74
2220 S Central Ave	0.20mi	3/2.0	1,600 (+15%)	2mo	$198,000	$124	64
2169 S Albert St	0.28mi	3/1.0	1,435 (+3%)	23mo	$145,000	$101	59
1355 3rd St	0.41mi	3/2.0	1,418 (+2%)	23mo	$170,000	$120	58
1217 Desoto Dr	0.37mi	3/2.0	1,320 (-5%)	24mo	$175,000	$133	54
1319 3rd St	0.39mi	3/2.0	1,241 (-11%)	18mo	$135,000	$109	49
1869 Hymel St	0.62mi	3/2.0	1,284 (-8%)	14mo	$189,900	$148	46
105 W Second St	0.71mi	3/2.0	1,256 (-10%)	8mo	$225,000	$179	44
2479 Admirals Lndg	0.71mi	4/2.0 (+1)	1,471 (+6%)	15mo	$240,000	$163	40
108 W Second St	0.68mi	3/2.0	1,229 (-12%)	23mo	$222,000	$181	30

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

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.4%
• Equity multiple: 3.43×
• Total profit: $44,254
• Equity at exit: $32,858

10-year hold

• IRR: 40.3%
• Equity multiple: 6.89×
• Total profit: $107,240
• Equity at exit: $53,665

Cash invested: $18,200 (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 70071

• Home prices YoY: 3.5%
• Active inventory: 15
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $518

Break-even live

Break-even rent $531

Max offer price $65,000

Occupancy floor 51%

Sensitivity live

Price	-10% $555	-5% $537	+0% $518	+5% $500	+10% $482
Rent	-10% $425	-5% $471	+0% $518	+5% $565	+10% $612
Rate	-1.0pp $551	-0.5pp $535	base $518	+0.5pp $501	+1.0pp $484

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 86 DOM
2. 2026-06-18
   days on market $65,000 Active 85 DOM
3. 2026-06-17
   days on market $65,000 Active 84 DOM
4. 2026-06-16
   days on market $65,000 Active 83 DOM
5. 2026-06-15
   days on market $65,000 Active 82 DOM
6. 2026-06-14
   days on market $65,000 Active 80 DOM
7. 2026-06-13
   days on market $65,000 Active 79 DOM
8. 2026-06-10
   days on market $65,000 Active 77 DOM
9. 2026-06-09
   days on market $65,000 Active 76 DOM
10. 2026-06-08
    days on market $65,000 Active 75 DOM
11. 2026-06-07
    days on market $65,000 Active 74 DOM
12. 2026-06-05
    days on market $65,000 Active 71 DOM
13. 2026-06-02
    days on market $65,000 Active 69 DOM
14. 2026-06-01
    days on market $65,000 Active 68 DOM
15. 2026-05-31
    days on market $65,000 Active 67 DOM
16. 2026-05-30
    days on market $65,000 Active 66 DOM
17. 2026-05-19
    price $65,000 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

18. 2026-05-19
    price $65,000 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

19. 2026-05-06
    price $69,500 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

20. 2026-05-06
    price $69,500 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

21. 2026-04-20
    price $75,000 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

22. 2026-04-20
    price $75,000 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

23. 2026-04-06
    price $79,500 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

24. 2026-04-06
    price $79,500 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

25. 2026-03-25
    listed $84,900 Active 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

26. 2026-03-25
    listed $84,900 Active 535-char remark

    Show marketing remark (535 chars)

    Discover the potential of this 3-bedroom, 2-bathroom home located in the heart of Lutcher. Spanning 1,392 square feet, this property offers a functional layout and a 1-car carport. It serves as a fantastic canvas for your creative vision, inviting a fresh color palette and updated finishes to truly make it shine. The kitchen comes equipped with a refrigerator and stove, and the home is already connected to public water and sewer services. With a little heart and effort, this residence can be transformed into a personalized haven.

27. 2002-05-02
    soldstatus $57,900

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $616 · $51/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $14,242
• − Mortgage interest: −$3,641
• − Property taxes: −$616
• − Insurance: −$325
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$1,891
• Taxable income: $5,490
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,902/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. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Lutcher

• Score: 68/100
• State rank: #98
• US rank: #9911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lutcher, LA
• City population: 3,123
• Population (ZIP): 3,123

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Slovak 1% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 118.976
• 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

+12.3% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $65,000 AcadianaMLS
• 2026-05-19 Price Changed $65,000 GSREIN
• 2026-05-06 Price Changed $69,500 AcadianaMLS
• 2026-05-06 Price Changed $69,500 GSREIN
• 2026-04-20 Price Changed $75,000 AcadianaMLS
• 2026-04-20 Price Changed $75,000 GSREIN
• 2026-04-06 Price Changed $79,500 AcadianaMLS
• 2026-04-06 Price Changed $79,500 GSREIN
• 2026-03-25 Listed $84,900 GSREIN
• 2026-03-25 Listed $84,900 AcadianaMLS
• 2002-05-02 Sold (Public Records) $57,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $616 · +0.0% YoY. Source: county tax records.