26786 Bayside Dr · Port Vincent, LA 70726

$110,000

2 bd · 1.0 ba · 710 sqft · SingleFamily · 154 Days on market

Built 2025 Good condition 3,920 sqft lot $155/sqft · 44% below area Est $196k · 44% under ↓ 8% since listing

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BAYSIDE ESTATES! NEW 2BR/1BA HOME! The main living area includes the kitchen/dining/living room. Bedrooms are located on each end of the home with nice hall bathroom with 4' shower. The laundry area has lots of storage space. This home come with Refrigerator, washer, and dryer. Enjoy the large covered porch across the front. (7.8 X 50')

Key facts

• Main living area
• Large covered porch
• Laundry area

Tags

• MAIN LIVING AREA
• KITCHEN DINING LIVING ROOM
• LAUNDRY AREA
• LOTS OF STORAGE SPACE
• LARGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $196,482
• List price: $110,000
• Delta: -44.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,231
• Equity at exit: $16,401

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $16,815
• Equity at exit: $9,511

Cash invested: $30,800 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $197

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 154 DOM
2. 2026-06-17
   days on market $110,000 Active 153 DOM
3. 2026-06-16
   days on market $110,000 Active 152 DOM
4. 2026-06-15
   days on market $110,000 Active 151 DOM
5. 2026-06-14
   days on market $110,000 Active 149 DOM
6. 2026-06-13
   days on market $110,000 Active 148 DOM
7. 2026-06-10
   days on market $110,000 Active 146 DOM
8. 2026-06-08
   days on market $110,000 Active 144 DOM
9. 2026-06-07
   days on market $110,000 Active 143 DOM
10. 2026-06-03
    days on market $110,000 Active 139 DOM
11. 2026-06-02
    days on market $110,000 Active 138 DOM
12. 2026-06-01
    days on market $110,000 Active 137 DOM
13. 2026-05-31
    days on market $110,000 Active 136 DOM
14. 2026-05-31
    days on market $110,000 Active 135 DOM
15. 2026-04-13
    price $110,000 338-char remark

    Show marketing remark (340 chars)

    BAYSIDE ESTATES! NEW 2BR/1BA HOME! The main living area includes the kitchen/dining/living room. Bedrooms are located on each end of the home with nice hall bathroom with 4' shower. The laundry area has lots of storage space. This home come with Refrigerator, washer, and dryer. Enjoy the large covered porch across the front. (7.8 X 50')

16. 2026-04-13
    price $110,000 340-char remark

    Show marketing remark (340 chars)

    BAYSIDE ESTATES! NEW 2BR/1BA HOME! The main living area includes the kitchen/dining/living room. Bedrooms are located on each end of the home with nice hall bathroom with 4' shower. The laundry area has lots of storage space. This home come with Refrigerator, washer, and dryer. Enjoy the large covered porch across the front. (7.8 X 50')

17. 2026-01-16
    listed $120,000 Active 340-char remark

    Show marketing remark (340 chars)

    BAYSIDE ESTATES! NEW 2BR/1BA HOME! The main living area includes the kitchen/dining/living room. Bedrooms are located on each end of the home with nice hall bathroom with 4' shower. The laundry area has lots of storage space. This home come with Refrigerator, washer, and dryer. Enjoy the large covered porch across the front. (7.8 X 50')

18. 2026-01-15
    listed $120,000 Active 338-char remark

    Show marketing remark (338 chars)

    BAYSIDE ESTATES! NEW 2BR/1BA HOME! The main living area includes the kitchen/dining/living room. Bedrooms are located on each end of the home with nice hall bathroom with 4' shower. The laundry area has lots of storage space. This home come with Refrigerator, washer, and dryer. Enjoy the large covered porch across the front. (7.8 X 50')

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,541
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,200
• Taxable income: $653
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $2,209/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with minimal cosmetic updates needed to enhance its resale and rental value. Fresh paint, landscaping, and modernizing the kitchen and bathrooms would significantly boost its appeal.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers/tenants.
• Both New flooring in bathrooms — Fresh flooring can improve the overall look and feel of the home, appealing to both buyers and renters.
• Both New countertops and backsplash in kitchen — Modernizing the kitchen can significantly increase the home's value and appeal to a broader audience.
• Both New lighting fixtures throughout the home — Upgrading lighting can make the home more inviting and energy-efficient, enhancing both resale and rental value.
• Both New flooring in bathrooms — Fresh flooring can improve the overall look and feel of the home, appealing to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers/tenants. ↑
• Both New flooring in bathrooms — Fresh flooring can improve the overall look and feel of the home, appealing to both buyers and renters. ↑
• Both New countertops and backsplash in kitchen — Modernizing the kitchen can significantly increase the home's value and appeal to a broader audience. ↑
• Both New lighting fixtures throughout the home — Upgrading lighting can make the home more inviting and energy-efficient, enhancing both resale and rental value. ↑
• Both New flooring in bathrooms — Fresh flooring can improve the overall look and feel of the home, appealing to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Port Vincent, LA
• 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

-8.3% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $110,000 AcadianaMLS
• 2026-04-13 Price Changed $110,000 GBRMLS
• 2026-01-16 Listed $120,000 GBRMLS
• 2026-01-15 Listed $120,000 AcadianaMLS