2378 Cypress St · Lutcher, LA 70071

$139,000

3 bd · 2.0 ba · 1,522 sqft · SingleFamily public records · 43 Days on market

Built 1902 0.31 ac lot $91/sqft · 26% below area Est $177k · 22% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming three bedroom, two bathroom home in Lutcher offering right under 1500 square feet of well maintained living space. Perfect for a primary residence or investment opportunity, with a strong rental history generating 1250 monthly with the current owner. Located in a convenient area with access to local schools and amenities. An excellent choice for buyers seeking either a comfortable home or a solid investment property.

Key facts

• 0.31 acre lot
• 4 parking spots
• Built 1902

Property features AI

Finance

• Other: Located in the Lutcher & Moore subdivision; Directions: from Lutcher Ave, turn down Fifth St then down Cypress

Exterior

• Parking: Carport with 4 spaces; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Lot approximately 0.31 acres (93 x 147); Covered carport; Driveway

Interior

• Bedrooms: Single-story home
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace; Window unit(s) for cooling
• Interior features: Window cooling units; Wall furnace heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $121k (13.1% below list).
• Recommended offer: $121k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#98 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($961 loan paydown + $6k appreciation (4.0% local appreciation)).
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $93k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $120,778 (13.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $177,469
• List price: $139,000
• Delta: -21.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1179 Desoto Dr	0.38mi	3/2.0	1,449 (-5%)	0mo	$230,000	$159	74
2220 S Central Ave	0.37mi	3/2.0	1,600 (+5%)	2mo	$198,000	$124	73
1355 3rd St	0.19mi	3/2.0	1,418 (-7%)	23mo	$170,000	$120	60
1871 George Street St	0.48mi	3/2.0	1,653 (+9%)	4mo	$207,000	$125	60
2301 N King Ave	0.30mi	3/2.0	1,325 (-13%)	8mo	$31,500	$24	58
1617 3rd St	0.56mi	3/2.0	1,648 (+8%)	11mo	$194,900	$118	51
342 N Airline Ave	0.70mi	3/2.0	1,542 (+1%)	18mo	$229,000	$149	50
2169 S Albert St	0.43mi	3/1.0	1,435 (-6%)	23mo	$145,000	$101	48
222 S Fir St	0.68mi	3/2.0	1,338 (-12%)	1mo	$85,000	$64	47
177 N Airline Ave	0.58mi	2/2.0 (-1)	1,354 (-11%)	3mo	$215,000	$159	47
1217 Desoto Dr	0.32mi	3/2.0	1,320 (-13%)	24mo	$175,000	$133	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.77×
• Total profit: $30,119
• Equity at exit: $70,266

10-year hold

• IRR: 14.2%
• Equity multiple: 3.31×
• Total profit: $89,950
• Equity at exit: $114,760

Cash invested: $38,920 (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 70071

• Home prices YoY: 3.5%
• Active inventory: 15
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $96

Break-even live

Break-even rent $1,086

Max offer price $139,000

Occupancy floor 87%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $139,000 Active 43 DOM
2. 2026-06-18
   days on market $139,000 Active 42 DOM
3. 2026-06-17
   days on market $139,000 Active 41 DOM
4. 2026-06-16
   days on market $139,000 Active 40 DOM
5. 2026-06-15
   days on market $139,000 Active 39 DOM
6. 2026-06-14
   days on market $139,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $139,000 Active 36 DOM
8. 2026-06-10
   days on market $145,000 Active 34 DOM

   Show marketing remark (429 chars)

   Charming three bedroom, two bathroom home in Lutcher offering right under 1500 square feet of well maintained living space. Perfect for a primary residence or investment opportunity, with a strong rental history generating 1250 monthly with the current owner. Located in a convenient area with access to local schools and amenities. An excellent choice for buyers seeking either a comfortable home or a solid investment property.

9. 2026-06-09
   days on market $145,000 Active 33 DOM
10. 2026-06-08
    days on market $145,000 Active 32 DOM
11. 2026-06-07
    days on market $145,000 Active 31 DOM
12. 2026-06-05
    days on market $145,000 Active 28 DOM
13. 2026-06-02
    days on market $145,000 Active 26 DOM
14. 2026-06-01
    days on market $145,000 Active 25 DOM
15. 2026-05-31
    days on market $145,000 Active 24 DOM
16. 2026-05-30
    days on market $145,000 Active 23 DOM
17. 2026-05-07
    listed $145,000 Active 429-char remark

    Show marketing remark (429 chars)

    Charming three bedroom, two bathroom home in Lutcher offering right under 1500 square feet of well maintained living space. Perfect for a primary residence or investment opportunity, with a strong rental history generating 1250 monthly with the current owner. Located in a convenient area with access to local schools and amenities. An excellent choice for buyers seeking either a comfortable home or a solid investment property.

18. 2026-05-07
    listed $145,000 Active 429-char remark

    Show marketing remark (429 chars)

    Charming three bedroom, two bathroom home in Lutcher offering right under 1500 square feet of well maintained living space. Perfect for a primary residence or investment opportunity, with a strong rental history generating 1250 monthly with the current owner. Located in a convenient area with access to local schools and amenities. An excellent choice for buyers seeking either a comfortable home or a solid investment property.

19. 2022-08-22
    soldstatus $93,000
20. 2010-08-02
    soldstatus $85,000
21. 2010-07-30
    soldstatus $85,000

    Show marketing remark (188 chars)

    Home has open kitchen and dining area with living room, 3 bedrooms, 2 baths and an office. Large front and rear porch with a 1 car carport and a 9x20 storage(attached to home) in the rear.

22. 2010-01-20
    listed $89,900

    Show marketing remark (188 chars)

    Home has open kitchen and dining area with living room, 3 bedrooms, 2 baths and an office. Large front and rear porch with a 1 car carport and a 9x20 storage(attached to home) in the rear.

23. 2010-01-20
    listed $89,900

    Show marketing remark (188 chars)

    Home has open kitchen and dining area with living room, 3 bedrooms, 2 baths and an office. Large front and rear porch with a 1 car carport and a 9x20 storage(attached to home) in the rear.

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $855 · $71/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,493
• − Mortgage interest: −$7,786
• − Property taxes: −$855
• − Insurance: −$695
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,044
• Taxable loss: −$1,205
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $1,442/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. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Lutcher

• Score: 68/100
• State rank: #98
• US rank: #9911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lutcher, LA
• City population: 3,123
• Population (ZIP): 3,123

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Slovak 1% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 118.976
• 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

+54.6% since first listed

9 events — show timeline

• 2026-06-10 Price Changed $139,000 AcadianaMLS
• 2026-06-10 Price Changed $139,000 GBRMLS
• 2026-05-07 Listed $145,000 GBRMLS
• 2026-05-07 Listed $145,000 AcadianaMLS
• 2022-08-22 Sold (Public Records) $93,000 Public Records
• 2010-08-02 Sold (Public Records) $85,000 Public Records
• 2010-07-30 Sold (MLS) — GSREIN
• 2010-01-20 Listed $89,900 AcadianaMLS
• 2010-01-20 Listed $89,900 GSREIN

Property tax history

+0.4%/yr

Latest (2025): $855 · +0.0% YoY. Source: county tax records.