912 Mcdermott Dr · Morgan City, LA 70380

$148,900

4 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 436 Days on market

Built 1975 6,098 sqft lot $87/sqft · 12% below area Est $170k · 12% under ↓ 19% 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 +20.8/30.0
• ARV discount +13.1/15.0
• DSCR +6.6/10.0
• 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 MLS

Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

Key facts

• Updated baths
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• MODERN APPLIANCES
• UPDATED KITCHEN
• UPDATED BATHS
• INVITING LIVING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $140k (6.1% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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 $1k 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 436 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $41k (22%) 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: 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 $131,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 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 1975 — 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 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?
7. 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?
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 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: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (median comp): $170,064
• List price: $148,900
• Delta: -12.44%
• 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
3114 Jennie Dr	0.09mi	4/2.0	1,696 (-0%)	3mo	$140,160	$83	92
3007 Lesley Dr	0.32mi	4/2.0	1,707 (+0%)	13mo	$178,000	$104	73
3025 Frances Dr	0.21mi	4/3.0	1,880 (+10%)	2mo	$145,000	$77	68
3013 Diane Dr	0.38mi	3/2.0 (-1)	1,660 (-3%)	8mo	$60,000	$36	67
3221 Jennie Dr	0.21mi	3/2.0 (-1)	1,920 (+13%)	2mo	$70,000	$36	63
3208 Susan Dr	0.17mi	3/2.0 (-1)	1,568 (-8%)	20mo	$134,900	$86	57
3122 Tammy Dr	0.23mi	3/2.0 (-1)	1,480 (-13%)	16mo	$175,000	$118	49
3028 Diane Dr	0.34mi	4/2.0	1,464 (-14%)	18mo	$175,000	$120	46

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-15,424
• Equity at exit: $22,201

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,268
• Equity at exit: $12,874

Cash invested: $41,692 (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: $1,399 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $137

Break-even live

Break-even rent $1,225

Max offer price $148,900

Occupancy floor 85%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $148,900 Active 436 DOM
2. 2026-06-17
   days on market $148,900 Active 435 DOM
3. 2026-06-16
   days on market $148,900 Active 434 DOM
4. 2026-06-15
   days on market $148,900 Active 433 DOM
5. 2026-06-13
   days on market $148,900 Active 431 DOM
6. 2026-06-12
   days on market $148,900 Active 430 DOM
7. 2026-06-09
   days on market $148,900 Active 427 DOM
8. 2026-06-08
   days on market $148,900 Active 426 DOM
9. 2026-06-07
   days on market $148,900 Active 425 DOM
10. 2026-06-07
    days on market $148,900 Active 424 DOM
11. 2026-06-04
    days on market $148,900 Active 421 DOM
12. 2026-06-02
    days on market $148,900 Active 420 DOM
13. 2026-06-01
    days on market $148,900 Active 419 DOM
14. 2026-04-22
    status Active 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

15. 2026-04-22
    status Active 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

16. 2026-04-06
    historical Active Under Contract 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

17. 2026-04-06
    status Pending 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

18. 2026-03-06
    price $154,500 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

19. 2026-03-06
    price $154,500 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

20. 2026-02-02
    price $159,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

21. 2026-02-02
    price $159,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

22. 2025-12-08
    price $164,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

23. 2025-12-08
    price $164,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

24. 2025-11-29
    price $167,500 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

25. 2025-11-07
    price $167,500 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

26. 2025-09-29
    price $169,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

27. 2025-09-29
    price $169,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

28. 2025-08-18
    price $174,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

29. 2025-08-18
    price $174,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

30. 2025-06-30
    price $179,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

31. 2025-06-30
    price $179,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

32. 2025-05-26
    price $184,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

33. 2025-05-26
    price $184,900 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

34. 2025-04-06
    listed $190,000 Active 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

35. 2025-04-06
    listed $190,000 Active 391-char remark

    Show marketing remark (391 chars)

    Located on X flood zone on a quiet street easily accessible to highway 90. Freshly renovated, spacious 4 bedrooms/2 bath charming brick ranch in Morgan City. This cozy home has new flooring, fresh paint, modern appliances, updated kitchen, and baths, inviting living room with updated fixtures, and a wide backyard with an outdoor storage shed with laundry hook ups. Vacant and easy to show.

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$116/yr (+$10/mo · 16.5%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 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: $16,783
• − Mortgage interest: −$8,341
• − Property taxes: −$703
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,332
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,840/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

-18.7% since first listed

22 events — show timeline

• 2026-04-22 Relisted — AcadianaMLS
• 2026-04-22 Relisted — GSREIN
• 2026-04-06 Contingent — GSREIN
• 2026-04-06 Pending — AcadianaMLS
• 2026-03-06 Price Changed $154,500 AcadianaMLS
• 2026-03-06 Price Changed $154,500 GSREIN
• 2026-02-02 Price Changed $159,900 AcadianaMLS
• 2026-02-02 Price Changed $159,900 GSREIN
• 2025-12-08 Price Changed $164,900 AcadianaMLS
• 2025-12-08 Price Changed $164,900 GSREIN
• 2025-11-29 Price Changed $167,500 AcadianaMLS
• 2025-11-07 Price Changed $167,500 GSREIN
• 2025-09-29 Price Changed $169,900 AcadianaMLS
• 2025-09-29 Price Changed $169,900 GSREIN
• 2025-08-18 Price Changed $174,900 AcadianaMLS
• 2025-08-18 Price Changed $174,900 GSREIN
• 2025-06-30 Price Changed $179,900 AcadianaMLS
• 2025-06-30 Price Changed $179,900 GSREIN
• 2025-05-26 Price Changed $184,900 AcadianaMLS
• 2025-05-26 Price Changed $184,900 GSREIN
• 2025-04-06 Listed $190,000 GSREIN
• 2025-04-06 Listed $190,000 AcadianaMLS

Property tax history

+1.3%/yr

Latest (2025): $703 · +9.3% YoY. Source: county tax records.