3206 Roselawn Dr · Morgan City, LA 70380

$135,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily · 52 Days on market

Built 1980 0.50 ac lot $100/sqft · 11% below area Est $152k · 11% under ↓ 10% 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 +17.2/30.0
• ARV discount +12.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 3-bedroom, 1.5-bath home offering 1350 sq ft of comfortable living on a generous 60 x 100 lot. Step inside to discover a warm and inviting space, perfect for creating lasting memories. Cozy up by the fireplace on chilly evenings. The well-designed layout includes a large pantry, providing ample storage for all your culinary needs. Enjoy seamless indoor-outdoor living with the 14 x 20 screened-in patio, ideal for relaxing or entertaining. This property also features a huge workshop, perfect for hobbyists or those needing extra space for projects. With its desirable features and convenient location, this home is a must-see! Don't miss the opportunity to make it yours.

Key facts

• Screened-in patio
• Large pantry
• Huge workshop

Tags

• LARGE PANTRY
• SCREENED-IN PATIO
• HUGE WORKSHOP

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electric
• Home design: Single family residence
• Construction: Block siding and frame construction; Metal roof
• Exterior features: Chain link fencing; Workshop; City street and paved road frontage; Zoned residential

Interior

• Kitchen: Electric cooktop; Refrigerator
• Flooring: Laminate flooring; Wood laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Wood-burning fireplace (1)
• Interior features: Formica counters; Aluminum window frames; Screened, covered porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (6.2% below list).
• Recommended offer: $127k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.6% in Morgan City — 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 67/100 on livability (#111 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wyandotte Elementary School (math 37% / reading 47%, grade F, #201 of 646 statewide, top 33%, 346 students, 68% FRL); Morgan City Junior High School (math 22% / reading 34%, grade F, #125 of 218 statewide, top 58%, 488 students, 56% FRL).
• Market conditions: 82 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,677 (6.2% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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: 0.94% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (median comp): $152,015
• List price: $135,000
• Delta: -11.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 Chestnut Dr	0.12mi	3/2.0	1,436 (+6%)	9mo	$165,000	$115	74
1001 Chestnut Dr	0.12mi	3/1.5	1,287 (-5%)	19mo	$62,700	$49	71
3122 Tammy Dr	0.20mi	3/2.0	1,480 (+10%)	16mo	$175,000	$118	60
3028 Diane Dr	0.36mi	4/2.0 (+1)	1,464 (+8%)	18mo	$175,000	$120	47
311 Chennault St	0.64mi	3/1.0	1,285 (-5%)	16mo	$140,000	$109	47
209 Pecos St	0.59mi	3/1.5	1,226 (-9%)	16mo	$64,900	$53	44
326 Chennault St	0.72mi	2/1.0 (-1)	1,247 (-8%)	12mo	$135,000	$108	37
216 Patton St	0.68mi	3/2.0	1,155 (-14%)	23mo	$179,000	$155	23

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-15,697
• Equity at exit: $20,129

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,709
• Equity at exit: $11,672

Cash invested: $37,800 (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 70380

• Home prices YoY: -34.8%
• Active inventory: 82
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $97

Break-even live

Break-even rent $1,144

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $135,000 Active 52 DOM
2. 2026-06-17
   days on market $135,000 Active 51 DOM
3. 2026-06-16
   days on market $135,000 Active 50 DOM
4. 2026-06-15
   days on market $135,000 Active 49 DOM
5. 2026-06-13
   days on market $135,000 Active 47 DOM
6. 2026-06-12
   days on market $135,000 Active 46 DOM
7. 2026-06-09
   days on market $135,000 Active 43 DOM
8. 2026-06-08
   days on market $135,000 Active 42 DOM
9. 2026-06-07
   days on market $135,000 Active 41 DOM
10. 2026-06-07
    days on market $135,000 Active 40 DOM
11. 2026-06-04
    days on market $135,000 Active 37 DOM
12. 2026-06-02
    days on market $135,000 Active 36 DOM
13. 2026-06-01
    days on market $135,000 Active 35 DOM
14. 2026-05-31
    days on market $135,000 Active 34 DOM
15. 2026-05-31
    days on market $135,000 Active 33 DOM
16. 2026-04-24
    listed $150,000 Active 677-char remark

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 6/10 Major FEMA zone X (shaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,201
• − Mortgage interest: −$7,562
• − Property taxes: −$1,675
• − Insurance: −$675
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,927
• Taxable loss: −$1,070
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,421/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. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Morgan City

• Score: 67/100
• State rank: #111
• US rank: #11015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgan City, LA
• Population (ZIP): 21,043

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 14%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% French/Haitian/Cajun 2% Vietnamese 2%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.21%
• Current HPI: 99.8137
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $135,000 AcadianaMLS
• 2026-04-24 Listed $150,000 AcadianaMLS

Property tax history

+6.8%/yr

Latest (2025): $1,675 · +9.3% YoY. Source: county tax records.