720 S Myrtle St · Amite City, LA 70422

$110,000

3 bd · 1.0 ba · 1,635 sqft · SingleFamily · 18 Days on market

Built 1979 Fair condition Est $124k · 11% 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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of this 3-bedroom, 1-bath home situated on a desirable corner lot. Offering a spacious living room, kitchenette, and an extra-large den/family room, this property provides plenty of space and flexibility to fit your needs. With endless possibilities for customization, this home is ready for someone with vision to transform it into something special. While it could benefit from a little TLC, the layout and generous living areas create an excellent opportunity to make this your dream home. Don't miss the chance to unlock the potential this property has to offer!

Key facts

• Extra-large den
• Corner lot
• Spacious living room

Tags

• CORNER LOT
• SPACIOUS LIVING ROOM
• EXTRA-LARGE DEN
• GENEROUS LIVING AREAS

Property features AI

Exterior

• Parking: Driveway; Detached garage with two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Slab foundation; Brick construction; Shingle roof
• Construction: Built with brick; Shingle roof; Slab foundation
• Exterior features: Corner lot; City lot; Oversized lot; Lot dimensions approximately 122 x 101 x 125 x 103

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 8 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#223 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, housing D, schools D-.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 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.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $108,350 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is D 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: 2.17% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.82%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $124,260
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 S Bay St	0.12mi	3/2.0	1,613 (-1%)	13mo	$161,900	$100	78
107 W Magnolia St	0.47mi	3/2.0	1,588 (-3%)	10mo	$80,000	$50	60
102 E Pine St	0.50mi	2/2.0 (-1)	1,703 (+4%)	13mo	$130,000	$76	50
116 E Mulberry St	0.75mi	3/1.0	1,675 (+2%)	22mo	$42,500	$25	43

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: 40.7%
• Equity multiple: 2.75×
• Total profit: $53,841
• Equity at exit: $16,401

10-year hold

• IRR: 47.0%
• Equity multiple: 5.52×
• Total profit: $139,265
• 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 70422

• Active inventory: 86
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,386 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,125

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 48%

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 14 events

1. 2026-06-19
   days on market $110,000 Active 18 DOM
2. 2026-06-18
   days on market $110,000 Active 17 DOM
3. 2026-06-17
   days on market $110,000 Active 16 DOM
4. 2026-06-16
   days on market $110,000 Active 15 DOM
5. 2026-06-15
   days on market $110,000 Active 14 DOM
6. 2026-06-14
   days on market $110,000 Active 12 DOM
7. 2026-06-13
   days on market $110,000 Active 11 DOM
8. 2026-06-10
   days on market $110,000 Active 9 DOM
9. 2026-06-09
   days on market $110,000 Active 8 DOM
10. 2026-06-08
    days on market $110,000 Active 7 DOM
11. 2026-06-07
    days on market $110,000 Active 6 DOM
12. 2026-06-05
    days on market $110,000 Active 3 DOM
13. 2026-06-03
    days on market $110,000 Active 2 DOM
14. 2026-06-02
    listed $110,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,630
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$3,200
• Taxable income: $12,488
• Est. tax owed @ 24.0%: −$2,997
• After-tax cash flow: $10,499/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, with the potential for significant value increases through updates to the interior and exterior.

Repairs flagged

• Minor Roof — No major issues visible, but may have minor wear.
• Minor Exterior siding — No major issues visible, but may have minor wear.
• Minor Landscaping — May have minor overgrowth that could be trimmed.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and interior aesthetics.
• Both Replace countertops — Modern countertops can enhance the kitchen's functionality and appearance, benefiting both resale and rental.
• Both Landscaping — A well-maintained yard can improve the home's curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · No major issues visible, but may have minor wear.	Minor	$500–3,000
Exterior siding · No major issues visible, but may have minor wear.	Minor	$500–3,000
Landscaping · May have minor overgrowth that could be trimmed.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both Replace countertops — Modern countertops can enhance the kitchen's functionality and appearance, benefiting both resale and rental. ↑
• Both Landscaping — A well-maintained yard can improve the home's curb appeal and attract potential buyers or 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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Amite City

• Score: 62/100
• State rank: #223
• US rank: #17049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amite City, LA
• Population (ZIP): 13,670

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 42% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.04%
• Current HPI: 111.207
• 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

+29.4% since first listed

3 events — show timeline

• 2026-06-01 Listed $110,000 AcadianaMLS
• 2026-06-01 Listed $110,000 GSREIN
• 2007-10-15 Listed $85,000 AcadianaMLS