57728 Grove Rd · Plaquemine, LA 70764

$185,000

4 bd · 2.5 ba · 1,962 sqft · SingleFamily · 7 Days on market

Built 1960 6,969 sqft lot $94/sqft · at area comps Est $192k · at est.

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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 +24.9/30.0
• ARV discount +9.1/15.0
• DSCR +8.1/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5.5.26 Welcome to comfort, space, and opportunity in the heart of Iberville Parish! Nestled in a well-established neighborhood in Plaquemine, this beautifully maintained ranch-style home offers the perfect blend of charm, functionality, and modern updates--all surrounded by mature trees and a peaceful setting. Step inside to discover a thoughtfully designed 4-bedroom, 2-bath layout featuring spacious bedrooms and a generously sized primary suite that provides the perfect retreat at the end of the day. The heart of the home is ideal for both everyday living and entertaining, with custom cabinetry, double ovens, and a gas range that will impress any home chef. Enjoy multiple living spaces, including a large family den perfect for gatherings, plus a versatile sitting room that can easily serve as a home office, gym, or flex space to fit your lifestyle. The expansive bonus room/sunroom invites natural light and offers a serene spot for morning coffee or evening relaxation. This property truly stands out with its detached mother-in-law suite or studio apartment--complete with a kitchenette, private bathroom, and its own porch. Whether used for guests, extended family, or as a potential income-producing rental, this space adds incredible value and flexibility. Outdoor living is just as inviting, featuring a covered patio and carport--perfect for enjoying Louisiana evenings or hosting weekend get-togethers. Recent interior upgrades provide peace of mind and a fresh, modern feel, including new flooring in the bedrooms and hallway, fresh paint throughout, updated light fixtures, new interior doors (2022), new drywall in the rear of the home, and a brand-new roof installed in 2022. The mother-in-law suite has also been refreshed with new bathroom flooring and paint (2022). Conveniently located near great shopping, essential services, quality schools, and with easy access to nearby chemical plants and manufacturing, this home offers both comfort & convenience for today's buyer.

Key facts

• Custom cabinetry
• Mother-in-law suite
• Double ovens

Tags

• MOTHER-IN-LAW SUITE
• DETACHED STUDIO APARTMENT
• CUSTOM CABINETRY
• DOUBLE OVENS
• GAS RANGE
• LARGE FAMILY DEN

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car carport; Concrete parking surface; Other parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; One story
• Construction: Wood siding and frame construction; Slab foundation; Composition roof; Area with reduced flood risk due to levee
• Exterior features: Covered patio and porch; Chain link fencing; Guest house

Interior

• Kitchen: Gas cooktop; Oven; Range; Microwave; Dishwasher; Refrigerator; Gas water heater
• Flooring: Tile; Carpet; Ceramic tile; Parquet; Vinyl; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Window units; Ceiling fans
• Interior features: In-law floorplan; Window treatments
• Laundry & utility: Inside laundry with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.9% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (median comp): $191,661
• List price: $185,000
• Delta: -3.48%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57728 Grove Rd	0.00mi	4/2.5	1,962 (0%)	0mo	$185,000	$94	100
57728 Grove Rd	0.00mi	4/2.5	1,962 (0%)	0mo	$185,000	$94	100
57625 Mcclung St	0.23mi	4/2.0	1,862 (-5%)	15mo	$289,000	$155	66
57733 Cardinal St	0.20mi	3/2.0 (-1)	1,888 (-4%)	23mo	$250,000	$132	58

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,589
• Equity at exit: $27,584

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $28,495
• Equity at exit: $15,995

Cash invested: $51,800 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $400

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 74%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-12
   status Pending 2005-char remark

   Show marketing remark (2005 chars)

   5.5.26 Welcome to comfort, space, and opportunity in the heart of Iberville Parish! Nestled in a well-established neighborhood in Plaquemine, this beautifully maintained ranch-style home offers the perfect blend of charm, functionality, and modern updates--all surrounded by mature trees and a peaceful setting. Step inside to discover a thoughtfully designed 4-bedroom, 2-bath layout featuring spacious bedrooms and a generously sized primary suite that provides the perfect retreat at the end of the day. The heart of the home is ideal for both everyday living and entertaining, with custom cabinetry, double ovens, and a gas range that will impress any home chef. Enjoy multiple living spaces, including a large family den perfect for gatherings, plus a versatile sitting room that can easily serve as a home office, gym, or flex space to fit your lifestyle. The expansive bonus room/sunroom invites natural light and offers a serene spot for morning coffee or evening relaxation. This property truly stands out with its detached mother-in-law suite or studio apartment--complete with a kitchenette, private bathroom, and its own porch. Whether used for guests, extended family, or as a potential income-producing rental, this space adds incredible value and flexibility. Outdoor living is just as inviting, featuring a covered patio and carport--perfect for enjoying Louisiana evenings or hosting weekend get-togethers. Recent interior upgrades provide peace of mind and a fresh, modern feel, including new flooring in the bedrooms and hallway, fresh paint throughout, updated light fixtures, new interior doors (2022), new drywall in the rear of the home, and a brand-new roof installed in 2022. The mother-in-law suite has also been refreshed with new bathroom flooring and paint (2022). Conveniently located near great shopping, essential services, quality schools, and with easy access to nearby chemical plants and manufacturing, this home offers both comfort & convenience for today's buyer.

2. 2026-05-12
   status Pending 2028-char remark

   Show marketing remark (2005 chars)

   5.5.26 Welcome to comfort, space, and opportunity in the heart of Iberville Parish! Nestled in a well-established neighborhood in Plaquemine, this beautifully maintained ranch-style home offers the perfect blend of charm, functionality, and modern updates--all surrounded by mature trees and a peaceful setting. Step inside to discover a thoughtfully designed 4-bedroom, 2-bath layout featuring spacious bedrooms and a generously sized primary suite that provides the perfect retreat at the end of the day. The heart of the home is ideal for both everyday living and entertaining, with custom cabinetry, double ovens, and a gas range that will impress any home chef. Enjoy multiple living spaces, including a large family den perfect for gatherings, plus a versatile sitting room that can easily serve as a home office, gym, or flex space to fit your lifestyle. The expansive bonus room/sunroom invites natural light and offers a serene spot for morning coffee or evening relaxation. This property truly stands out with its detached mother-in-law suite or studio apartment--complete with a kitchenette, private bathroom, and its own porch. Whether used for guests, extended family, or as a potential income-producing rental, this space adds incredible value and flexibility. Outdoor living is just as inviting, featuring a covered patio and carport--perfect for enjoying Louisiana evenings or hosting weekend get-togethers. Recent interior upgrades provide peace of mind and a fresh, modern feel, including new flooring in the bedrooms and hallway, fresh paint throughout, updated light fixtures, new interior doors (2022), new drywall in the rear of the home, and a brand-new roof installed in 2022. The mother-in-law suite has also been refreshed with new bathroom flooring and paint (2022). Conveniently located near great shopping, essential services, quality schools, and with easy access to nearby chemical plants and manufacturing, this home offers both comfort & convenience for today's buyer.

3. 2026-02-16
   listed $185,000 Active 2005-char remark

   Show marketing remark (2005 chars)

   5.5.26 Welcome to comfort, space, and opportunity in the heart of Iberville Parish! Nestled in a well-established neighborhood in Plaquemine, this beautifully maintained ranch-style home offers the perfect blend of charm, functionality, and modern updates--all surrounded by mature trees and a peaceful setting. Step inside to discover a thoughtfully designed 4-bedroom, 2-bath layout featuring spacious bedrooms and a generously sized primary suite that provides the perfect retreat at the end of the day. The heart of the home is ideal for both everyday living and entertaining, with custom cabinetry, double ovens, and a gas range that will impress any home chef. Enjoy multiple living spaces, including a large family den perfect for gatherings, plus a versatile sitting room that can easily serve as a home office, gym, or flex space to fit your lifestyle. The expansive bonus room/sunroom invites natural light and offers a serene spot for morning coffee or evening relaxation. This property truly stands out with its detached mother-in-law suite or studio apartment--complete with a kitchenette, private bathroom, and its own porch. Whether used for guests, extended family, or as a potential income-producing rental, this space adds incredible value and flexibility. Outdoor living is just as inviting, featuring a covered patio and carport--perfect for enjoying Louisiana evenings or hosting weekend get-togethers. Recent interior upgrades provide peace of mind and a fresh, modern feel, including new flooring in the bedrooms and hallway, fresh paint throughout, updated light fixtures, new interior doors (2022), new drywall in the rear of the home, and a brand-new roof installed in 2022. The mother-in-law suite has also been refreshed with new bathroom flooring and paint (2022). Conveniently located near great shopping, essential services, quality schools, and with easy access to nearby chemical plants and manufacturing, this home offers both comfort & convenience for today's buyer.

4. 2026-02-16
   listed $185,000 Active 2028-char remark

   Show marketing remark (2005 chars)

   5.5.26 Welcome to comfort, space, and opportunity in the heart of Iberville Parish! Nestled in a well-established neighborhood in Plaquemine, this beautifully maintained ranch-style home offers the perfect blend of charm, functionality, and modern updates--all surrounded by mature trees and a peaceful setting. Step inside to discover a thoughtfully designed 4-bedroom, 2-bath layout featuring spacious bedrooms and a generously sized primary suite that provides the perfect retreat at the end of the day. The heart of the home is ideal for both everyday living and entertaining, with custom cabinetry, double ovens, and a gas range that will impress any home chef. Enjoy multiple living spaces, including a large family den perfect for gatherings, plus a versatile sitting room that can easily serve as a home office, gym, or flex space to fit your lifestyle. The expansive bonus room/sunroom invites natural light and offers a serene spot for morning coffee or evening relaxation. This property truly stands out with its detached mother-in-law suite or studio apartment--complete with a kitchenette, private bathroom, and its own porch. Whether used for guests, extended family, or as a potential income-producing rental, this space adds incredible value and flexibility. Outdoor living is just as inviting, featuring a covered patio and carport--perfect for enjoying Louisiana evenings or hosting weekend get-togethers. Recent interior upgrades provide peace of mind and a fresh, modern feel, including new flooring in the bedrooms and hallway, fresh paint throughout, updated light fixtures, new interior doors (2022), new drywall in the rear of the home, and a brand-new roof installed in 2022. The mother-in-law suite has also been refreshed with new bathroom flooring and paint (2022). Conveniently located near great shopping, essential services, quality schools, and with easy access to nearby chemical plants and manufacturing, this home offers both comfort & convenience for today's buyer.

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$226/yr (+$19/mo · 28.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,982
• − Mortgage interest: −$10,363
• − Property taxes: −$792
• − Insurance: −$925
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$5,382
• Taxable income: $1,844
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $4,355/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-05 Sold (MLS) — AcadianaMLS
• 2026-06-05 Sold (MLS) — GBRMLS
• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GBRMLS
• 2026-02-16 Listed $185,000 AcadianaMLS
• 2026-02-16 Listed $185,000 GBRMLS

Property tax history

-0.0%/yr

Latest (2024): $792 · -0.2% YoY. Source: county tax records.