21552 La Hwy 16 · Port Vincent, LA 70726

$125,000

3 bd · 2.0 ba · 1,518 sqft · SingleFamily · 125 Days on market

0.97 ac lot $82/sqft · 45% below area Est $225k · 45% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

Key facts

• Quick access to i-12
• Larger lot
• Wood burning stove

Tags

• WOOD BURNING STOVE
• LOTS OF COUNTER SPACE
• DEDICATED DINING AREA
• LARGER LOT
• QUICK ACCESS TO I-12

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.3% in Port Vincent — 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 65/100 on livability (#142 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, amenities F, commute 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: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 13y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (median comp): $225,388
• List price: $125,000
• Delta: -44.54%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21184 La Hwy 16	0.70mi	3/2.0	1,566 (+3%)	4mo	$249,000	$159	58
13122 N Montrose North Dr	0.26mi	3/2.0	1,720 (+13%)	16mo	$210,000	$122	53

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.44×
• Total profit: $15,250
• Equity at exit: $18,638

10-year hold

• IRR: 20.6%
• Equity multiple: 2.80×
• Total profit: $63,127
• Equity at exit: $10,808

Cash invested: $35,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $535

Break-even live

Break-even rent $1,028

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13419 Hammack Rd Unit A Denham Springs, LA	2.0	2.0	1375	$1,350	$0.98	23d	1	0.81mi
22871 Balsam Dr Denham Springs, LA	4.0	2.0	1814	$1,975	$1.09	23d	1	1.23mi
22862 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$1,875	$1.16	43d	1	1.33mi

Listing history 45 events

1. 2026-06-18
   days on market $125,000 Active 125 DOM
2. 2026-06-17
   price $125,000 Active 124 DOM
3. 2026-06-17
   days on market $130,000 Active 124 DOM
4. 2026-06-16
   days on market $130,000 Active 123 DOM
5. 2026-06-15
   days on market $130,000 Active 122 DOM
6. 2026-06-14
   days on market $130,000 Active 120 DOM
7. 2026-06-13
   days on market $130,000 Active 119 DOM
8. 2026-06-10
   days on market $130,000 Active 117 DOM
9. 2026-06-08
   days on market $130,000 Active 115 DOM
10. 2026-06-07
    days on market $130,000 Active 114 DOM
11. 2026-06-03
    days on market $130,000 Active 110 DOM
12. 2026-06-02
    days on market $130,000 Active 109 DOM
13. 2026-06-01
    status $130,000 Active 108 DOM
14. 2026-05-11
    status Pending 766-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

15. 2026-05-11
    status Pending 768-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

16. 2026-04-30
    price $130,000 766-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

17. 2026-04-30
    price $130,000 768-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

18. 2026-03-24
    price $140,000 766-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

19. 2026-03-24
    price $140,000 768-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

20. 2026-02-11
    price $145,000 766-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

21. 2026-02-11
    price $145,000 768-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

22. 2026-01-19
    listed $150,000 Active 766-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

23. 2026-01-19
    listed $150,000 Active 768-char remark

    Show marketing remark (768 chars)

    FIXER UPPER ASSUMABLE LOAN Investor opportunity in a convenient location near the Bass Pro Shops area and I-12. This 3-bedroom, 2-bath fixer upper sits on approximately 1 acre, offering space and potential for renovation, resale, or rental. The home features a functional layout with a den anchored by a wood-burning stove, a kitchen equipped with granite countertops, range oven, and dishwasher, along with a separate dining area. The primary bedroom includes an en suite bath, while two additional bedrooms share a hall bathroom. With solid structure and a desirable lot size, this property presents a great opportunity for buyers looking to update and add value. Property is being sold as-is. Home did NOT flood in 2016, Flood zone X (according to LSU FLood Maps)

24. 2017-09-06
    historical
25. 2017-08-15
    price $149,900
26. 2017-08-08
    listed $154,900 Active
27. 2017-08-08
    listed $149,900
28. 2016-09-14
    historical
29. 2016-08-09
    price $155,000
30. 2016-08-06
    price $155,900
31. 2016-06-30
    price $159,900
32. 2016-06-27
    price $164,000
33. 2016-06-02
    listed $169,000 Active
34. 2016-06-02
    listed $155,000
35. 2014-08-18
    soldstatus $134,800
36. 2014-08-15
    soldstatus
37. 2014-06-29
    listed $134,800
38. 2014-06-29
    listed $134,800
39. 2014-06-02
    listed $1,350
40. 2014-02-07
    listed $139,800
41. 2014-02-07
    listed $139,800
42. 2013-10-11
    soldstatus
43. 2013-06-02
    listed $55,000
44. 2013-06-02
    listed $55,000
45. 2006-11-28
    soldstatus

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $1,258 · $105/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,468
• − Mortgage interest: −$7,002
• − Property taxes: −$1,258
• − Insurance: −$625
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$3,636
• Taxable income: $4,671
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $5,299/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 — Port Vincent

• Score: 65/100
• State rank: #142
• US rank: #12539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

+136.4% since first listed

32 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GBRMLS
• 2026-04-30 Price Changed $130,000 AcadianaMLS
• 2026-04-30 Price Changed $130,000 GBRMLS
• 2026-03-24 Price Changed $140,000 AcadianaMLS
• 2026-03-24 Price Changed $140,000 GBRMLS
• 2026-02-11 Price Changed $145,000 AcadianaMLS
• 2026-02-11 Price Changed $145,000 GBRMLS
• 2026-01-19 Listed $150,000 GBRMLS
• 2026-01-19 Listed $150,000 AcadianaMLS
• 2017-09-06 Delisted — GBRMLS
• 2017-08-15 Price Changed $149,900 GBRMLS
• 2017-08-08 Listed $154,900 GBRMLS
• 2017-08-08 Listed $149,900 AcadianaMLS
• 2016-09-14 Delisted — GBRMLS
• 2016-08-09 Price Changed $155,000 GBRMLS
• 2016-08-06 Price Changed $155,900 GBRMLS
• 2016-06-30 Price Changed $159,900 GBRMLS
• 2016-06-27 Price Changed $164,000 GBRMLS
• 2016-06-02 Listed $169,000 GBRMLS
• 2016-06-02 Listed $155,000 AcadianaMLS
• 2014-08-18 Sold (Public Records) $134,800 Public Records
• 2014-08-15 Sold (MLS) — GBRMLS
• 2014-06-29 Listed $134,800 GBRMLS
• 2014-06-29 Listed $134,800 AcadianaMLS
• 2014-06-02 Listed $1,350 GBRMLS
• 2014-02-07 Listed $139,800 AcadianaMLS
• 2014-02-07 Listed $139,800 GBRMLS
• 2013-10-11 Sold (MLS) — GBRMLS
• 2013-06-02 Listed $55,000 AcadianaMLS
• 2013-06-02 Listed $55,000 GBRMLS
• 2006-11-28 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2024): $1,258 · +18.8% YoY. Source: county tax records.