12386 River Highlands Unit I · French Settlement, LA 70774

$182,500

3 bd · 2.0 ba · 1,320 sqft · Condo · 11 Days on market

Built 1998 $250/mo HOA · 14% of rent

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Why this score? — see what drove the D 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• DSCR +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This very spacious 3BR, 2 bath Condo is located on the Diversion Canal. Condo has been freshly painted, all new fixtures along with all new ceiling fans in every room. Enjoy the beauty of sitting on the balcony over looking the water front. Fish off the pier, swim in the on site swimming pool or just enjoy the relaxing atmosphere. This unit is in the perfect location on the 2nd floor and end unit. This condo is also perfect for a boat owner as it comes with its own boat slip. Boat Slip #3

Key facts

• Boat slip
• $250 HOA
• Pool

Tags

• BALCONY OVERLOOKING WATER
• ON SITE SWIMMING POOL
• BOAT SLIP

Property features AI

Finance

• Other: Located in the River Highlands Condo subdivision
• HOA & community: Homeowners association present; HOA fee $3,000 annually (approx. $250/month)

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer
• Home design: Attached condominium (residential); Property is attached
• Construction: Vinyl siding; Slab foundation; Built (year not provided)
• Exterior features: Private in-ground pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $182k.

Deal economics

• At list price, monthly cash flow is $-21 ($-257/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (4.6% below list).
• Recommended offer: $174k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in French Settlement — 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 58/100 on livability (#293 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools A-, housing A-; Watch: employment C-, crime D+, amenities F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $174,067 (4.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-30,829
• Equity at exit: $27,211

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-28,160
• Equity at exit: $15,779

Cash invested: $51,100 (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 70774

• Active inventory: 127
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$113 /mo · $1,362/yr
• Insurance: −$76
• HOA: −$250
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-21

Break-even live

Break-even rent $1,768

Max offer price $178,711

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $30	+0% $-21	+5% $-73	+10% $-125
Rent	-10% $-159	-5% $-90	+0% $-21	+5% $47	+10% $116
Rate	-1.0pp $70	-0.5pp $25	base $-21	+0.5pp $-69	+1.0pp $-117

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12386 River Highlands Dr Unit K Saint Amant, LA	2.0	2.0	1177	$1,400	$1.19	15d	1	0.03mi
12811 N St Croix Ct Maurepas, LA	3.0	2.5	1757	$3,000	$1.71	15d	1	0.42mi
18076 Bayou Pierre Dr Maurepas, LA	3.0	2.0	1572	$2,300	$1.46	15d	1	0.59mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $182,500 Active 11 DOM
2. 2026-06-17
   days on market $182,500 Active 10 DOM
3. 2026-06-16
   days on market $182,500 Active 9 DOM
4. 2026-06-15
   remarks 516-char remark
5. 2026-06-15
   pricedays on market $182,500 Active 8 DOM
6. 2026-06-14
   days on market $189,500 Active 6 DOM
7. 2026-06-13
   days on market $189,500 Active 5 DOM
8. 2026-06-10
   days on market $189,500 Active 3 DOM
9. 2026-06-09
   days on market $189,500 Active 2 DOM
10. 2026-06-08
    remarks 493-char remark
11. 2026-06-08
    listed $189,500 Active 1 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: $1,362 · $113/mo
• Projected year-2 tax: $1,362 · $113/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,888
• − Mortgage interest: −$10,223
• − Property taxes: −$1,362
• − Insurance: −$912
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$3,000
• − Depreciation: −$5,309
• Taxable loss: −$3,260
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $525/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — French Settlement

• Score: 58/100
• State rank: #293
• US rank: #20743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,093

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 29%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.84%
• Current HPI: 141.5009
• 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

+35.5% since first listed

17 events — show timeline

• 2026-06-07 Listed $189,500 GBRMLS
• 2026-06-07 Listed $189,500 AcadianaMLS
• 2024-06-07 Sold (Public Records) $173,600 Public Records
• 2024-06-06 Sold (MLS) — GBRMLS
• 2024-05-13 Delisted — GBRMLS
• 2024-01-09 Listed $175,500 AcadianaMLS
• 2024-01-09 Listed $175,500 GBRMLS
• 2020-02-12 Listed $1,300 GBRMLS
• 2019-12-01 Sold (MLS) — GBRMLS
• 2019-10-11 Listed $1,300 GBRMLS
• 2019-06-05 Sold (MLS) — GBRMLS
• 2019-03-11 Listed $1,300 GBRMLS
• 2012-06-20 Sold (Public Records) $110,000 Public Records
• 2011-11-01 Listed $119,900 AcadianaMLS
• 2006-02-19 Listed $150,000 AcadianaMLS
• 2006-02-19 Listed $150,000 GBRMLS
• 2000-03-24 Listed $139,900 AcadianaMLS

Property tax history

-1.0%/yr

Latest (2024): $1,362 · +23.1% YoY. Source: county tax records.