10791 River Rd · Ama, LA 70031

$110,000

4 bd · 2.5 ba · 2,069 sqft · SingleFamily · 174 Days on market

Built 1956 0.27 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Loads of potential for this 4 bed, 2 1/2 bath home nestled along River Road in Ama. Spacious kitchen and living room, gas fireplace and sunk in den. With some TLC, this home would be an absolute gem. X Flood zone to be verified by purchaser. Roof is 3 years old and A/C is 10 years old. Minutes from I310 and the Huey P. Long bridge.

Key facts

• Spacious kitchen
• Gas fireplace
• Sunk in den

Tags

• SPACIOUS KITCHEN
• GAS FIREPLACE
• SUNK IN DEN
• MINUTES FROM I310

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#346 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $1k appreciation (1.2% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $339,316
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Ellen St	0.61mi	3/2.0 (-1)	1,794 (-13%)	2mo	$265,000	$148	41
417 Ellen St	0.66mi	3/2.5 (-1)	1,794 (-13%)	14mo	$293,900	$164	30

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

Projected returns pro-forma

1.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.91×
• Total profit: $27,920
• Equity at exit: $38,828

10-year hold

• IRR: 20.6%
• Equity multiple: 3.54×
• Total profit: $78,375
• Equity at exit: $52,601

Cash invested: $30,800 (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 70031

• Home prices YoY: 1.0%
• Active inventory: 13
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,521 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $386

Break-even live

Break-even rent $1,032

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $449	-5% $417	+0% $386	+5% $355	+10% $324
Rent	-10% $266	-5% $326	+0% $386	+5% $446	+10% $507
Rate	-1.0pp $442	-0.5pp $414	base $386	+0.5pp $358	+1.0pp $329

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 333-char remark
2. 2026-06-17
   listed $110,000 Pending 174 DOM

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,513 · $126/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 7/10 Severe FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $18,252
• − Mortgage interest: −$6,162
• − Property taxes: −$1,513
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,200
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,890/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Ama

• Score: 56/100
• State rank: #346
• US rank: #22965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ama, LA
• City population: 1,473
• Population (ZIP): 1,473

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 43% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 22% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.22%
• Current HPI: 124.1817
• 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

-72.6% since first listed

17 events — show timeline

• 2025-09-05 Sold (Public Records) $99,900 Public Records
• 2025-09-05 Sold (MLS) $99,000 GSREIN
• 2025-07-23 Pending — GSREIN
• 2025-04-10 Price Changed $110,000 AcadianaMLS
• 2025-04-10 Price Changed $110,000 GSREIN
• 2025-02-05 Price Changed $125,000 AcadianaMLS
• 2025-02-05 Price Changed $125,000 GSREIN
• 2025-01-28 Listed $135,000 AcadianaMLS
• 2025-01-28 Listed $135,000 GSREIN
• 2025-01-18 Price Changed $135,000 AcadianaMLS
• 2024-12-13 Price Changed $135,000 GSREIN
• 2024-10-10 Price Changed $145,000 AcadianaMLS
• 2024-10-10 Price Changed $145,000 GSREIN
• 2024-07-30 Price Changed $155,000 GSREIN
• 2024-07-17 Listed $155,000 AcadianaMLS
• 2006-09-18 Listed $365,000 GSREIN
• 2006-09-18 Listed $365,000 AcadianaMLS

Property tax history

+9.5%/yr

Latest (2024): $1,513 · +175.4% YoY. Source: county tax records.