58734 Ware Dr · Plaquemine, LA 70764

$145,000

3 bd · 1.5 ba · 1,027 sqft · SingleFamily · 8 Days on market

Built 1975 6,098 sqft lot $141/sqft · at area comps Est $150k · 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 +24.8/30.0
• ARV discount +9.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.7/10.0
• 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

Welcome to 58734 Ware Drive, where updates meet opportunity. This 3-bedroom, 1.5-bath home has already seen key improvements, including a new roof, fresh interior paint, updated kitchen, and renovated bathrooms, setting the stage for immediate enjoyment or strong investment potential. Step inside to a spacious living area designed for comfort and functionality, complemented by a practical kitchen layout and well-proportioned bedrooms. Whether you're a homeowner looking for move-in readiness or an investor seeking a low-barrier entry into cash flow or resale, this property checks the boxes. Outside, the expansive backyard offers flexibility for outdoor living, entertaining, or future value-add enhancements. Situated in a quiet, established neighborhood, you'll enjoy convenient access to local schools, parks, and everyday amenities, making this a well-rounded location for long-term appeal. Positioned for value. Priced for action. Opportunity is already in motion.

Key facts

• 6,098 sq ft lot
• Built 1975
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 19y 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 $109k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $145,000

Questions for the listing agent

1. Built in 1975 — 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: 1.07% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $150,122
• List price: $145,000
• Delta: -3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58624 Jetson Ave	0.13mi	3/1.5	1,094 (+6%)	11mo	$155,000	$142	74
58425 Canal St	0.55mi	3/1.0	1,079 (+5%)	4mo	$85,000	$79	61
58945 Postell Ave	0.61mi	2/1.0 (-1)	1,074 (+5%)	6mo	$140,000	$130	52
58939 Darby Ave	0.66mi	3/1.0	1,125 (+10%)	3mo	$168,000	$149	49
58921 Obier St	0.54mi	3/1.0	898 (-13%)	17mo	$139,000	$155	38

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,122
• Equity at exit: $21,620

10-year hold

• IRR: 7.0%
• Equity multiple: 1.52×
• Total profit: $21,283
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $305

Break-even live

Break-even rent $1,164

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $387	-5% $346	+0% $305	+5% $264	+10% $223
Rent	-10% $182	-5% $243	+0% $305	+5% $366	+10% $427
Rate	-1.0pp $378	-0.5pp $342	base $305	+0.5pp $267	+1.0pp $229

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	44d	1	1.25mi

Listing history 31 events

1. 2026-05-16
   status Pending 975-char remark

   Show marketing remark (981 chars)

   Welcome to 58734 Ware Drive, where updates meet opportunity. This 3-bedroom, 1.5-bath home has already seen key improvements, including a new roof, fresh interior paint, updated kitchen, and renovated bathrooms, setting the stage for immediate enjoyment or strong investment potential. Step inside to a spacious living area designed for comfort and functionality, complemented by a practical kitchen layout and well-proportioned bedrooms. Whether you're a homeowner looking for move-in readiness or an investor seeking a low-barrier entry into cash flow or resale, this property checks the boxes. Outside, the expansive backyard offers flexibility for outdoor living, entertaining, or future value-add enhancements. Situated in a quiet, established neighborhood, you’ll enjoy convenient access to local schools, parks, and everyday amenities, making this a well-rounded location for long-term appeal. Positioned for value. Priced for action. Opportunity is already in motion.

2. 2026-05-16
   status Pending 981-char remark

   Show marketing remark (981 chars)

   Welcome to 58734 Ware Drive, where updates meet opportunity. This 3-bedroom, 1.5-bath home has already seen key improvements, including a new roof, fresh interior paint, updated kitchen, and renovated bathrooms, setting the stage for immediate enjoyment or strong investment potential. Step inside to a spacious living area designed for comfort and functionality, complemented by a practical kitchen layout and well-proportioned bedrooms. Whether you're a homeowner looking for move-in readiness or an investor seeking a low-barrier entry into cash flow or resale, this property checks the boxes. Outside, the expansive backyard offers flexibility for outdoor living, entertaining, or future value-add enhancements. Situated in a quiet, established neighborhood, you’ll enjoy convenient access to local schools, parks, and everyday amenities, making this a well-rounded location for long-term appeal. Positioned for value. Priced for action. Opportunity is already in motion.

3. 2026-05-08
   listed $145,000 Active 975-char remark

   Show marketing remark (981 chars)

   Welcome to 58734 Ware Drive, where updates meet opportunity. This 3-bedroom, 1.5-bath home has already seen key improvements, including a new roof, fresh interior paint, updated kitchen, and renovated bathrooms, setting the stage for immediate enjoyment or strong investment potential. Step inside to a spacious living area designed for comfort and functionality, complemented by a practical kitchen layout and well-proportioned bedrooms. Whether you're a homeowner looking for move-in readiness or an investor seeking a low-barrier entry into cash flow or resale, this property checks the boxes. Outside, the expansive backyard offers flexibility for outdoor living, entertaining, or future value-add enhancements. Situated in a quiet, established neighborhood, you’ll enjoy convenient access to local schools, parks, and everyday amenities, making this a well-rounded location for long-term appeal. Positioned for value. Priced for action. Opportunity is already in motion.

4. 2026-05-08
   listed $145,000 Active 981-char remark

   Show marketing remark (981 chars)

   Welcome to 58734 Ware Drive, where updates meet opportunity. This 3-bedroom, 1.5-bath home has already seen key improvements, including a new roof, fresh interior paint, updated kitchen, and renovated bathrooms, setting the stage for immediate enjoyment or strong investment potential. Step inside to a spacious living area designed for comfort and functionality, complemented by a practical kitchen layout and well-proportioned bedrooms. Whether you're a homeowner looking for move-in readiness or an investor seeking a low-barrier entry into cash flow or resale, this property checks the boxes. Outside, the expansive backyard offers flexibility for outdoor living, entertaining, or future value-add enhancements. Situated in a quiet, established neighborhood, you’ll enjoy convenient access to local schools, parks, and everyday amenities, making this a well-rounded location for long-term appeal. Positioned for value. Priced for action. Opportunity is already in motion.

5. 2025-03-20
   historical $1,425
6. 2025-01-13
   listed $1,425
7. 2025-01-13
   historical $1,425
8. 2025-01-07
   listed $1,425
9. 2025-01-07
   historical $1,425
10. 2025-01-01
    listed $1,425
11. 2024-12-10
    soldstatus $109,000
12. 2024-12-05
    soldstatus $109,000
13. 2024-12-03
    soldstatus Sold
14. 2024-10-03
    historical
15. 2024-09-18
    price $115,000
16. 2024-08-29
    price $120,000
17. 2024-07-29
    listed $95,000 Active
18. 2024-07-29
    listed $115,000 Active
19. 2024-01-05
    soldstatus $85,000
20. 2024-01-04
    soldstatus Sold
21. 2023-10-03
    status Pending
22. 2023-08-29
    listed $85,000 Active
23. 2023-08-29
    listed $85,000
24. 2013-04-05
    soldstatus
25. 2013-04-05
    soldstatus $86,000
26. 2013-01-03
    listed $84,500
27. 2013-01-03
    listed $84,500
28. 2007-04-16
    soldstatus $76,000
29. 2007-02-07
    soldstatus
30. 2007-01-11
    listed $76,000
31. 2007-01-11
    listed $76,000

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$8,122
• − Property taxes: −$1,189
• − Insurance: −$725
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,218
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $3,327/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

+90.8% since first listed

31 events — show timeline

• 2026-05-16 Pending — AcadianaMLS
• 2026-05-16 Pending — GBRMLS
• 2026-05-08 Listed $145,000 AcadianaMLS
• 2026-05-08 Listed $145,000 GBRMLS
• 2025-03-20 Rental Removed $1,425 GBRMLS
• 2025-01-13 Listed for Rent $1,425 GBRMLS
• 2025-01-13 Rental Removed $1,425 RENTSPREE
• 2025-01-07 Listed for Rent $1,425 RENTSPREE
• 2025-01-07 Rental Removed $1,425 GBRMLS
• 2025-01-01 Listed for Rent $1,425 GBRMLS
• 2024-12-10 Sold (Public Records) $109,000 Public Records
• 2024-12-05 Sold (Public Records) $109,000 Public Records
• 2024-12-03 Sold (MLS) — GBRMLS
• 2024-10-03 Delisted — GBRMLS
• 2024-09-18 Price Changed $115,000 GBRMLS
• 2024-08-29 Price Changed $120,000 GBRMLS
• 2024-07-29 Listed $115,000 AcadianaMLS
• 2024-07-29 Listed $95,000 GBRMLS
• 2024-01-05 Sold (Public Records) $85,000 Public Records
• 2024-01-04 Sold (MLS) — GBRMLS
• 2023-10-03 Pending — GBRMLS
• 2023-08-29 Listed $85,000 AcadianaMLS
• 2023-08-29 Listed $85,000 GBRMLS
• 2013-04-05 Sold (Public Records) $86,000 Public Records
• 2013-04-05 Sold (MLS) — GBRMLS
• 2013-01-03 Listed $84,500 AcadianaMLS
• 2013-01-03 Listed $84,500 GBRMLS
• 2007-04-16 Sold (Public Records) $76,000 Public Records
• 2007-02-07 Sold (MLS) — GBRMLS
• 2007-01-11 Listed $76,000 GBRMLS
• 2007-01-11 Listed $76,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2024): $1,189 · +33.5% YoY. Source: county tax records.