325 S David St · Church Point, LA 70525

$80,000

3 bd · 1.0 ba · 1,355 sqft · SingleFamily · 37 Days on market

0.28 ac lot Est $125k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom 1 bath home is perfect for a family or investor ready to make some changes to a home with much potential. The seller is willing to offer $7,500 in allowances for repairs with an acceptable offer.

Key facts

• 0.28 acre lot
• Parking
• Listed 37 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; City electricity
• Home design: Single-family residence; Property listed as fixer
• Construction: Asbestos siding or components; Frame construction; Metal roof
• Exterior features: Metal roof; Asbestos and frame construction; Frontage on a paved city street

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Window air conditioning units; No central heating
• Interior features: Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.6% in Church Point — 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 63/100 on livability (#194 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: crime F, amenities F, commute F.
• Acadia Parish (rural): math 32% / reading 44% proficiency, ranked #28 of 98 in LA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Church Point Elementary School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 604 students, 83% FRL); Church Point Middle School (math 17% / reading 39%, grade F, #125 of 218 statewide, top 58%, 256 students, 80% FRL); Church Point High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 555 students, 64% FRL).
• Market conditions: 123 active listings in the ZIP; 137 units permitted in Acadia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 11.89%
• Cash-on-cash: 20.00%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $124,660
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 S David St	0.01mi	3/2.0	1,434 (+6%)	10mo	$155,000	$108	78
529 S David St	0.19mi	3/2.0	1,450 (+7%)	3mo	$160,000	$110	73
621 S Broadway St	0.31mi	3/2.0	1,520 (+12%)	24mo	$140,000	$92	42
865 E Venable St	0.64mi	3/1.0	1,188 (-12%)	13mo	$90,000	$76	38
114 Michelle Dr	0.68mi	3/1.5	1,196 (-12%)	10mo	$105,000	$88	38
408 Happy St	0.70mi	3/2.0	1,500 (+11%)	13mo	$232,000	$155	34
210 Marie St	0.70mi	3/2.0	1,539 (+14%)	17mo	$69,900	$45	26

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $6,603
• Equity at exit: $11,928

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $30,988
• Equity at exit: $6,917

Cash invested: $22,400 (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 70525

• Home prices YoY: -31.6%
• Active inventory: 123
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $307

Break-even live

Break-even rent $699

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $352	-5% $330	+0% $307	+5% $284	+10% $262
Rent	-10% $221	-5% $264	+0% $307	+5% $350	+10% $393
Rate	-1.0pp $347	-0.5pp $327	base $307	+0.5pp $286	+1.0pp $265

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 37 DOM
2. 2026-06-18
   days on market $80,000 Active 35 DOM
3. 2026-06-17
   days on market $80,000 Active 34 DOM
4. 2026-06-16
   days on market $80,000 Active 33 DOM
5. 2026-06-15
   days on market $80,000 Active 32 DOM
6. 2026-06-13
   days on market $80,000 Active 30 DOM
7. 2026-06-12
   days on market $80,000 Active 29 DOM
8. 2026-06-09
   days on market $80,000 Active 26 DOM
9. 2026-06-08
   days on market $80,000 Active 25 DOM
10. 2026-06-07
    days on market $80,000 Active 24 DOM
11. 2026-06-07
    days on market $80,000 Active 23 DOM
12. 2026-06-04
    days on market $80,000 Active 20 DOM
13. 2026-06-02
    days on market $80,000 Active 19 DOM
14. 2026-06-01
    days on market $80,000 Active 18 DOM
15. 2026-05-31
    days on market $80,000 Active 17 DOM
16. 2026-05-31
    days on market $80,000 Active 16 DOM
17. 2026-05-14
    listed $80,000 Active
18. 2008-07-09
    listed $54,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$50/yr (+$4/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,045
• − Mortgage interest: −$4,481
• − Property taxes: −$390
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,327
• Taxable income: $2,562
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,069/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: Acadia Parish
• NCES district ID: 2200030
• Math proficiency: 32% ▼ -39.00%
• Reading proficiency: 44% ▼ -32.00%
• Median HH income: $38,012
• Composite: 31.65/100
• National rank: #5929
• State rank: #28 of 98 in LA

Livability — Church Point

• Score: 63/100
• State rank: #194
• US rank: #15467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Church Point, LA
• City population: 15,333
• Population (ZIP): 15,333

Population outlook (Acadia County) Hauer SSP2

• Today (2025): 63,846 people
• By 2030: 64,141 · +0.5%
• By 2040: 63,922 · +0.1%
• By 2050: 62,263 · -2.5%
• By 2075: 56,507 · -11.5%
• By 2100: 46,316 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 11%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Acadia

• 2024 margin: Solid R (+64.0) · D 17.6% · R 81.5%
• 2008→2024 swing: -18.3pp toward R · 2008: -45.7pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+60.3 2016: R+56.7 2012: R+49.8 2008: R+45.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.62%
• Current HPI: 120.2621
• 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

+48.1% since first listed

2 events — show timeline

• 2026-05-14 Listed $80,000 AcadianaMLS
• 2008-07-09 Listed $54,000 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $390 · +0.3% YoY. Source: county tax records.