1036 River Ridge Rd · Catahoula, LA 70517

$90,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 63 Days on market

Built 1997 0.57 ac lot $125/sqft · 6% above area Est $85k · 6% over $6/mo HOA · 1% of rent

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.0/10.0
• ARV discount +4.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming riverside camp (NOT on leased land) in River Ridge Estates is exactly what you've been searching for. Nestled in the Butte La Rose/Atchafalaya area, and a mere minute away from the boat launch, it's constructed of beautiful red cypress with red cypress and pine flooring throughout. Sitting on a 1/2-acre lot, the property features mature trees and a spacious brick patio--both open and covered--perfect for weekend bar-b-ques and gatherings. You'll even find a quaint little outdoor ''outhouse''. Inside, the claw-foot tub is a true treasure, estimated to be over 75 years old. Surrounded by other well-kept, generously sized camps, this is a lovely area to relax, unwind, and enjoy the outdoors.

Key facts

• 1/2-acre lot
• Pine flooring
• Spacious brick patio

Tags

• PINE FLOORING
• 1/2-ACRE LOT
• MATURE TREES
• SPACIOUS BRICK PATIO
• CLAW-FOOT TUB

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#193 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $10k (10%) 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.
• Climate carrying-cost: severe flood risk; 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.20% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $84,694
• List price: $90,000
• Delta: 6.27%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-948
• Equity at exit: $13,419

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $16,807
• Equity at exit: $7,782

Cash invested: $25,200 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$6
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $214

Break-even live

Break-even rent $809

Max offer price $90,000

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 19 events

1. 2026-06-18
   days on market $90,000 Active 63 DOM
2. 2026-06-17
   days on market $90,000 Active 62 DOM
3. 2026-06-16
   days on market $90,000 Active 61 DOM
4. 2026-06-15
   days on market $90,000 Active 60 DOM
5. 2026-06-14
   days on market $90,000 Active 58 DOM
6. 2026-06-13
   days on market $90,000 Active 57 DOM
7. 2026-06-10
   days on market $90,000 Active 55 DOM
8. 2026-06-09
   days on market $90,000 Active 54 DOM
9. 2026-06-08
   days on market $90,000 Active 53 DOM
10. 2026-06-07
    days on market $90,000 Active 52 DOM
11. 2026-06-05
    days on market $90,000 Active 49 DOM
12. 2026-06-02
    days on market $90,000 Active 47 DOM
13. 2026-06-01
    days on market $90,000 Active 46 DOM
14. 2026-05-31
    days on market $90,000 Active 45 DOM
15. 2026-05-30
    days on market $90,000 Active 44 DOM
16. 2026-04-16
    listed $100,000 Active 711-char remark

    Show marketing remark (711 chars)

    This charming riverside camp (NOT on leased land) in River Ridge Estates is exactly what you've been searching for. Nestled in the Butte La Rose/Atchafalaya area, and a mere minute away from the boat launch, it's constructed of beautiful red cypress with red cypress and pine flooring throughout. Sitting on a 1/2-acre lot, the property features mature trees and a spacious brick patio--both open and covered--perfect for weekend bar-b-ques and gatherings. You'll even find a quaint little outdoor ''outhouse''. Inside, the claw-foot tub is a true treasure, estimated to be over 75 years old. Surrounded by other well-kept, generously sized camps, this is a lovely area to relax, unwind, and enjoy the outdoors.

17. 2017-01-27
    soldstatus $81,500
18. 2017-01-26
    soldstatus $81,500 567-char remark

    Show marketing remark (567 chars)

    This adorable camp in River Ridge Estates is just what you have been looking for. This property is located in the Butte La Rose/Atchafalya area. Constructed of red cypress with red cypress and pine floors. The 1/2 acre lot has beautiful trees and a large open and covered brick patio for those weekend bar-b-ques. There is even a quaint little out house that serves as an out door 1/2 bath. The claw foot bath tub is over 75 yrs old. Stove, microwave, 2 small fridges, bar stools, and 2 cabinets in kitchen with glass doors remain. Lovely area with nice large camps.

19. 2016-09-10
    listed $78,000 567-char remark

    Show marketing remark (567 chars)

    This adorable camp in River Ridge Estates is just what you have been looking for. This property is located in the Butte La Rose/Atchafalya area. Constructed of red cypress with red cypress and pine floors. The 1/2 acre lot has beautiful trees and a large open and covered brick patio for those weekend bar-b-ques. There is even a quaint little out house that serves as an out door 1/2 bath. The claw foot bath tub is over 75 yrs old. Stove, microwave, 2 small fridges, bar stools, and 2 cabinets in kitchen with glass doors remain. Lovely area with nice large camps.

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $687 · $57/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,955
• − Mortgage interest: −$5,041
• − Property taxes: −$687
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − HOA: −$72
• − Depreciation: −$2,618
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,272/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Catahoula

• Score: 63/100
• State rank: #193
• US rank: #15305

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

+28.2% since first listed

4 events — show timeline

• 2026-04-16 Listed $100,000 AcadianaMLS
• 2017-01-27 Sold (Public Records) $81,500 Public Records
• 2017-01-26 Sold (MLS) $81,500 AcadianaMLS
• 2016-09-10 Listed $78,000 AcadianaMLS

Property tax history

+19.0%/yr

Latest (2025): $687 · -0.6% YoY. Source: county tax records.