24675 Pecan Place Dr · Plaquemine, LA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,269 – $2,357
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +9.5/10.0
- Livability +3.1/5.0
- Schools +3.0/10.0
- Rent growth +2.5/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$125,000
24675 Pecan Place Dr · Plaquemine, LA 70764
4 bd · 2.0 ba · 1,540 sqft · SingleFamily
· 88 Days on market
Built 1980
10,497 sqft lot
$81/sqft
· 35% below area
Est $193k · 35% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
4 bedroom, 2 bathroom home with a large living area. Master en suite. Plenty of closet space throughout. Detached storage. Spacious backyard.
Key facts
- Large living area
- Spacious backyard
- Master en suite
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $125k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $655 ($8k/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: $118k (6.0% below list) — sets the bar for market timing.
- Cap rate 12.6% vs local median 5.4% 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.
- Zoned schools: Iberville Elementary School (math 25% / reading 35%, grade F, #328 of 646 statewide, top 51%, 964 students, 74% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL).
- Market conditions: 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).
- This rent runs 34% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
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.
- Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
- At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 88 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
- 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
$117,500
(6.0% below list)
Questions for the listing agent
- It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.45% ✓
- Cap rate
- 12.58%
- Cash-on-cash
- 22.45%
- DSCR
- 2.00
- GRM
- 5.8
CMA / ARV
- ARV (median comp)
- $192,869
- List price
- $125,000
- Delta
- -35.19%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 24618 Pecan Place Dr | 0.10mi | 4/1.0 | 1,525 (-1%) | 2mo | $192,000 | $126 | 88 |
| 24619 Pecan Place Dr | 0.10mi | 4/2.0 | 1,350 (-12%) | 8mo | $175,000 | $130 | 68 |
| 59160 Belleview Rd | 0.32mi | 3/2.0 (-1) | 1,407 (-9%) | 9mo | $79,900 | $57 | 58 |
| 59157 Maple St | 0.38mi | 3/1.5 (-1) | 1,626 (+6%) | 16mo | $199,999 | $123 | 53 |
| 59153 Laurel St | 0.42mi | 3/1.5 (-1) | 1,425 (-8%) | 13mo | $200,000 | $140 | 50 |
| 58360 Bubba St | 0.65mi | 3/2.0 (-1) | 1,634 (+6%) | 7mo | $149,995 | $92 | 49 |
| 59148 Maple St | 0.39mi | 3/2.0 (-1) | 1,752 (+14%) | 8mo | $200,000 | $114 | 47 |
| 58444 Bubba St | 0.52mi | 3/2.0 (-1) | 1,675 (+9%) | 11mo | $179,900 | $107 | 47 |
| 59156 Maple St | 0.40mi | 3/1.5 (-1) | 1,316 (-14%) | 5mo | $200,000 | $152 | 46 |
| 24125 Marshall | 0.73mi | 3/2.0 (-1) | 1,405 (-9%) | 5mo | $170,000 | $121 | 42 |
| 58320 Robertson St | 0.74mi | 3/2.0 (-1) | 1,450 (-6%) | 13mo | $199,000 | $137 | 40 |
| 58430 Barrow St | 0.53mi | 3/2.0 (-1) | 1,367 (-11%) | 15mo | $65,000 | $48 | 39 |
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
- 15.3%
- Equity multiple
- 1.61×
- Total profit
- $21,423
- Equity at exit
- $18,638
10-year hold
- IRR
- 23.9%
- Equity multiple
- 3.06×
- Total profit
- $72,245
- 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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 6 active · 6 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $201,000 ($144/sqft)
- Median days on market
- 175 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -13.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 70764
- Home prices YoY
- -20.1%
- Active inventory
- 157
- Price-to-rent
- 5.8×
Monthly cashflow live
↻
- Estimated rent
- $1,809 medium interval (Pro) →
- Mortgage (P&I)
- −$656
- Tax from tax record
- −$67 /mo · $801/yr
- Insurance
- −$52
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$380
- Net cashflow
- $655
Break-even live
Break-even rent
$980
Max offer price
$125,000
Occupancy floor
59%
Sensitivity live
| Price | -10% $726 | -5% $690 | +0% $655 | +5% $619 | +10% $584 |
|---|---|---|---|---|---|
| Rent | -10% $512 | -5% $583 | +0% $655 | +5% $726 | +10% $798 |
| Rate | -1.0pp $718 | -0.5pp $687 | base $655 | +0.5pp $622 | +1.0pp $589 |
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
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 24280 Cliftmere Ave Plaquemine, LA | 3.0 | 2.0 | 1685 | $1,900 | $1.13 | 68d | 1 | 0.85mi |
| 24280 Cliftmere Ave Plaquemine, LA | 3.0 | 2.0 | 1685 | $1,900 | $1.13 | 93d | 1 | 0.85mi |
| 23515 Marshall St Plaquemine, LA | 4.0 | 2.0 | 1318 | $1,550 | $1.18 | 93d | 1 | 1.13mi |
Property features AI
Exterior
- Parking
- Carport (covered, off-street) with 4 spacesTotal of 4 parking spaces
- Utilities
- Public waterCable connected
- Home design
- Single-family detached residenceOne story
- Construction
- Brick, concrete, and frame constructionShingle roofSlab foundationBuilt as a residential single family home
- Exterior features
- Covered patio/porchChain link fencingShed(s)
Interior
- Kitchen
- OvenElectric cooktop
- Flooring
- TileCeramic tileLaminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- OvenElectric cooktopGas water heater
- Laundry & utility
- Laundry room with inside washer and electric dryer hookups
Listing history 50 events
-
2026-08-08days on market $125,000 Active 88 DOM
-
2026-08-07days on market $125,000 Active 87 DOM
-
2026-08-06days on market $125,000 Active 86 DOM
-
2026-08-05days on market $125,000 Active 85 DOM
-
2026-08-04days on market $125,000 Active 84 DOM
-
2026-08-03days on market $125,000 Active 83 DOM
-
2026-07-31days on market $125,000 Active 80 DOM
-
2026-07-30days on market $125,000 Active 79 DOM
-
2026-07-29days on market $125,000 Active 78 DOM
-
2026-07-27days on market $125,000 Active 76 DOM
-
2026-07-25days on market $125,000 Active 74 DOM
-
2026-07-24days on market $125,000 Active 73 DOM
-
2026-07-23days on market $125,000 Active 72 DOM
-
2026-07-22days on market $125,000 Active 71 DOM
-
2026-07-21statusdays on market $125,000 Active 70 DOM
-
2026-07-16status $125,000 Pending 69 DOM
-
2026-07-14days on market $125,000 Active 69 DOM
-
2026-07-14days on market $125,000 Active 68 DOM
-
2026-07-12days on market $125,000 Active 67 DOM
-
2026-07-11days on market $125,000 Active 66 DOM
-
2026-07-10days on market $125,000 Active 65 DOM
-
2026-07-09days on market $125,000 Active 64 DOM
-
2026-07-07days on market $125,000 Active 62 DOM
-
2026-07-06days on market $125,000 Active 61 DOM
-
2026-07-05days on market $125,000 Active 60 DOM
-
2026-07-04days on market $125,000 Active 59 DOM
-
2026-07-03days on market $125,000 Active 58 DOM
-
2026-07-02days on market $125,000 Active 57 DOM
-
2026-07-01days on market $125,000 Active 56 DOM
-
2026-06-30days on market $125,000 Active 55 DOM
-
2026-06-29days on market $125,000 Active 54 DOM
-
2026-06-28days on market $125,000 Active 53 DOM
-
2026-06-28days on market $125,000 Active 52 DOM
-
2026-06-27days on market $125,000 Active 51 DOM
-
2026-06-25days on market $125,000 Active 49 DOM
-
2026-06-23days on market $125,000 Active 47 DOM
-
2026-06-21days on market $125,000 Active 46 DOM
-
2026-06-18days on market $125,000 Active 43 DOM
-
2026-06-17days on market $125,000 Active 42 DOM
-
2026-06-16days on market $125,000 Active 41 DOM
-
2026-06-15days on market $125,000 Active 40 DOM
-
2026-06-14days on market $125,000 Active 38 DOM
-
2026-06-13days on market $125,000 Active 37 DOM
-
2026-06-10days on market $125,000 Active 35 DOM
-
2026-06-09days on market $125,000 Active 34 DOM
-
2026-06-08days on market $125,000 Active 33 DOM
-
2026-06-07days on market $125,000 Active 32 DOM
-
2026-06-03days on market $125,000 Active 28 DOM
-
2026-06-02days on market $125,000 Active 27 DOM
-
2026-06-01days on market $125,000 Active 26 DOM
ⓘ 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
- $801 · $67/mo
- Projected year-2 tax
- $801 · $67/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 · 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,709
- − Mortgage interest
- −$7,002
- − Property taxes
- −$801
- − Insurance
- −$625
- − Repairs & maintenance
- −$1,737
- − Management
- −$1,737
- − Depreciation
- −$3,636
- Taxable income
- $6,171
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,481
- After-tax cash flow
- $6,377/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 · 10 photos
45/100
Moderate rehab
Est. rehab $38,500–$69,300 screening
This home requires moderate renovations to update the kitchen and bathroom, and a fresh paint job to improve its curb appeal and interior aesthetics.
Components & finishes AI
Flooring tile
Deferred maintenance Est. $20,000–$60,000 screening
- Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof material or condition visible
- Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC type or condition visible
Repairs flagged
- Moderate kitchen cabinets — outdated and in need of replacement
- Moderate bathroom fixtures — outdated and in need of replacement
- Minor paint — peeling in some areas
Value-add opportunities
- Both paint job — Fresh paint can make a significant difference in curb appeal and interior aesthetics ↑
- Both kitchen cabinets — New cabinets can greatly enhance the kitchen's functionality and appearance ↑
- Both bathroom fixtures — Upgraded fixtures can improve the bathroom's functionality and aesthetics ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 30/100
Zoned Schools
Elementary
Iberville Elementary School
F
LA #328/646
Nat'l #26,438/41,679
High
Plaquemine Senior High School
F
LA #127/265
Nat'l #11,215/17,239
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
C
Composite livability gradescore 61/100
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
- County
- Iberville · 33,056 people
- Metro
- Baton Rouge, LA
- Population (ZIP)
- 15,046
- Household income
- $64,518
- Rent vs Own
- Severe rent burden
- 8% of renters
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 listed2 events — show timeline
- 2026-05-06 Listed $125,000 AcadianaMLS
- 2026-05-06 Listed $125,000 GBRMLS
Property tax history
-0.0%/yrLatest (2024): $801 · -0.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…