1168 Simon Angelle Rd · Arnaudville, LA 70512

$150,000

2 bd · 2.0 ba · 1,135 sqft · SingleFamily public records · 80 Days on market

Built 1977 0.59 ac lot $132/sqft · 23% below area Est $196k · 24% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location AND in Cecilia school district! This home packed with vintage charge has been lovingly maintained, added on to and kept very clean! The laundry room has a half bath and large enough to reconfigure into a full bath. MANY fruit trees on the property! Large 42x22 covered attached patio on a slab on the back to enjoy those nice spring evenings. This property also includes a 12x12 shed, a 14x20 workshop and a large 18x20 covered building that could make a great outdoor kitchen or playhouse. This home got a new electric panel in 2025. The metal roof and HVAC are only 10 years old. Home is also located in Flood X! Buyer will have first right of refusal for the lot next door with the address of 1164 Simon Angelle when seller is ready to sell. Give your agent a call today to see this before its too late.

Key facts

• 0.59 acre lot
• Parking
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (0.7% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#52 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 65 active listings in the ZIP; 54 units permitted in St. Martin 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.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $196,374
• List price: $150,000
• Delta: -23.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1141 Simon Angelle Rd	0.12mi	2/1.5	1,100 (-3%)	9mo	$155,000	$141	80

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,495
• Equity at exit: $22,365

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $12,840
• Equity at exit: $12,969

Cash invested: $42,000 (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 70512

• Home prices YoY: -28.6%
• Active inventory: 65
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $249

Break-even live

Break-even rent $1,175

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   price $159,000 829-char remark

   Show marketing remark (829 chars)

   Great location AND in Cecilia school district! This home packed with vintage charge has been lovingly maintained, added on to and kept very clean! The laundry room has a half bath and large enough to reconfigure into a full bath. MANY fruit trees on the property! Large 42x22 covered attached patio on a slab on the back to enjoy those nice spring evenings. This property also includes a 12x12 shed, a 14x20 workshop and a large 18x20 covered building that could make a great outdoor kitchen or playhouse. This home got a new electric panel in 2025. The metal roof and HVAC are only 10 years old. Home is also located in Flood X! Buyer will have first right of refusal for the lot next door with the address of 1164 Simon Angelle when seller is ready to sell. Give your agent a call today to see this before its too late.

2. 2026-03-10
   listed $165,000 Active 829-char remark

   Show marketing remark (829 chars)

   Great location AND in Cecilia school district! This home packed with vintage charge has been lovingly maintained, added on to and kept very clean! The laundry room has a half bath and large enough to reconfigure into a full bath. MANY fruit trees on the property! Large 42x22 covered attached patio on a slab on the back to enjoy those nice spring evenings. This property also includes a 12x12 shed, a 14x20 workshop and a large 18x20 covered building that could make a great outdoor kitchen or playhouse. This home got a new electric panel in 2025. The metal roof and HVAC are only 10 years old. Home is also located in Flood X! Buyer will have first right of refusal for the lot next door with the address of 1164 Simon Angelle when seller is ready to sell. Give your agent a call today to see this before its too late.

3. 2015-07-24
   soldstatus $90,000

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $950 · $79/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,882
• − Mortgage interest: −$8,402
• − Property taxes: −$950
• − Insurance: −$750
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,364
• Taxable income: $555
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,854/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: St. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Arnaudville

• Score: 71/100
• State rank: #52
• US rank: #7309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,703

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 21% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 21% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 10% Spanish 2%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.35%
• Current HPI: 132.9236
• 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

+76.7% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $159,000 AcadianaMLS
• 2026-03-10 Listed $165,000 AcadianaMLS
• 2015-07-24 Sold (Public Records) $90,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $950 · +0.0% YoY. Source: county tax records.