Tbd Weldon Monk (lot 42) Rd · Morganza, LA 70715

$38,500

1 bd · 1.0 ba · 1,376 sqft · SingleFamily · 85 Days on market

Fair condition $28/sqft · 55% below area ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Escape to the peace and beauty of Bachelor Lake, LA with this charming 1-bedroom camp that comfortably sleeps up to 6! Designed with an inviting open floor plan, this getaway offers the perfect blend of relaxation and functionality. Enjoy stunning water views from both the kitchen and living areas, creating a serene backdrop for your time at the lake. The spacious kitchen features a convenient island with an electric stove, making meal prep easy while still being part of the conversation. Step outside to the covered deck -- the ideal spot to unwind in the afternoons, enjoy evening breezes, and make lasting memories with family and friends. Whether you're sipping morning coffee overlooking the water or recharging after a day on the lake, this property delivers the ultimate retreat atmosphere. If you're looking for a peaceful escape with beautiful views and space to gather, this Bachelor Lake camp is ready to welcome you!

Key facts

• Covered deck
• Water views
• Spacious kitchen

Tags

• WATER VIEWS
• SPACIOUS KITCHEN
• COVERED DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#397 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($266 loan paydown + $1k appreciation (3.0% local appreciation)).
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Recommended offer $36,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.68% ✓
• Cap rate: 23.42%
• Cash-on-cash: 61.17%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (median comp): $85,000
• List price: $38,500
• Delta: -54.71%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 66.0%
• Equity multiple: 4.68×
• Total profit: $39,651
• Equity at exit: $17,311

10-year hold

• IRR: 65.5%
• Equity multiple: 9.55×
• Total profit: $92,134
• Equity at exit: $26,679

Cash invested: $10,780 (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 70715

• Active inventory: 10
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $578/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $549

Break-even live

Break-even rent $337

Max offer price $38,500

Occupancy floor 42%

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $38,500 Active 85 DOM
2. 2026-06-17
   days on market $38,500 Active 84 DOM
3. 2026-06-16
   days on market $38,500 Active 83 DOM
4. 2026-06-15
   days on market $38,500 Active 82 DOM
5. 2026-06-13
   days on market $38,500 Active 80 DOM
6. 2026-06-12
   days on market $38,500 Active 79 DOM
7. 2026-06-09
   days on market $38,500 Active 76 DOM
8. 2026-06-09
   price $38,500 Active 75 DOM
9. 2026-06-08
   days on market $39,000 Active 75 DOM
10. 2026-06-07
    days on market $39,000 Active 74 DOM
11. 2026-06-07
    days on market $39,000 Active 73 DOM
12. 2026-06-04
    days on market $39,000 Active 70 DOM
13. 2026-06-02
    days on market $39,000 Active 69 DOM
14. 2026-06-01
    days on market $39,000 Active 68 DOM
15. 2026-05-31
    days on market $39,000 Active 67 DOM
16. 2026-05-31
    days on market $39,000 Active 66 DOM
17. 2026-05-13
    price $39,000 933-char remark

    Show marketing remark (933 chars)

    Escape to the peace and beauty of Bachelor Lake, LA with this charming 1-bedroom camp that comfortably sleeps up to 6! Designed with an inviting open floor plan, this getaway offers the perfect blend of relaxation and functionality. Enjoy stunning water views from both the kitchen and living areas, creating a serene backdrop for your time at the lake. The spacious kitchen features a convenient island with an electric stove, making meal prep easy while still being part of the conversation. Step outside to the covered deck -- the ideal spot to unwind in the afternoons, enjoy evening breezes, and make lasting memories with family and friends. Whether you're sipping morning coffee overlooking the water or recharging after a day on the lake, this property delivers the ultimate retreat atmosphere. If you're looking for a peaceful escape with beautiful views and space to gather, this Bachelor Lake camp is ready to welcome you!

18. 2026-03-25
    listed $49,500 Active 933-char remark

    Show marketing remark (933 chars)

    Escape to the peace and beauty of Bachelor Lake, LA with this charming 1-bedroom camp that comfortably sleeps up to 6! Designed with an inviting open floor plan, this getaway offers the perfect blend of relaxation and functionality. Enjoy stunning water views from both the kitchen and living areas, creating a serene backdrop for your time at the lake. The spacious kitchen features a convenient island with an electric stove, making meal prep easy while still being part of the conversation. Step outside to the covered deck -- the ideal spot to unwind in the afternoons, enjoy evening breezes, and make lasting memories with family and friends. Whether you're sipping morning coffee overlooking the water or recharging after a day on the lake, this property delivers the ultimate retreat atmosphere. If you're looking for a peaceful escape with beautiful views and space to gather, this Bachelor Lake camp is ready to welcome you!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,388
• − Mortgage interest: −$2,157
• − Property taxes: −$578
• − Insurance: −$192
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,120
• Taxable income: $6,360
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $5,068/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

A charming lakeside camp with a simple layout and average condition, offering potential for cosmetic upgrades to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Some discoloration on exterior.
• Minor Landscaping — Overgrown areas need trimming.
• Minor Kitchen cabinets — Slight wear on some cabinets.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal.
• Rental Landscaping — Well-maintained landscaping attracts renters.
• Both HVAC maintenance — Efficient HVAC system improves comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some discoloration on exterior.	Minor	$500–3,000
Landscaping · Overgrown areas need trimming.	Minor	$500–3,000
Kitchen cabinets · Slight wear on some cabinets.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal. ↑
• Rental Landscaping — Well-maintained landscaping attracts renters. ↑
• Both HVAC maintenance — Efficient HVAC system improves comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Morganza

• Score: 53/100
• State rank: #397
• US rank: #24638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 895

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Slovak 1%
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 2%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-21.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $39,000 AcadianaMLS
• 2026-03-25 Listed $49,500 AcadianaMLS