84 Virginia St · Franklin, LA 70538

$69,000

3 bd · 2.0 ba · 1,757 sqft · SingleFamily · 124 Days on market

Built 1960 9,000 sqft lot $39/sqft · 61% below area ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

Key facts

• Gas service
• Public sewerage
• 3 year old roof

Tags

• 3 YEAR OLD ROOF
• GAS SERVICE
• PUBLIC WATER
• PUBLIC SEWERAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 5.5% in Franklin — 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 67/100 on livability (#107 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.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W.P. Foster Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 250 students, 89% FRL); Franklin Junior High School (math 17% / reading 27%, grade F, #153 of 218 statewide, top 72%, 211 students, 88% FRL); Franklin Senior High School (math 5% / reading 37%, grade F, #179 of 265 statewide, top 68%, 297 students, 86% FRL) — zoned schools average 88% FRL vs 68% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 34% district-wide (-14 pts) — the specific schools serving this property underperform the St. Mary Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 93 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($477 loan paydown + $2k appreciation (2.6% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $23k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 1.88% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.70%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (median comp): $175,003
• List price: $69,000
• Delta: -60.57%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Lee St	0.13mi	2/1.0 (-1)	1,728 (-2%)	14mo	$129,600	$75	70
130 2nd St	0.31mi	3/2.0	1,664 (-5%)	8mo	$31,000	$19	70
217 Morris St	0.43mi	3/2.0	1,796 (+2%)	12mo	$76,000	$42	66
113 Cedarwood Dr	0.57mi	3/2.0	1,770 (+1%)	11mo	$225,000	$127	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.08×
• Total profit: $40,268
• Equity at exit: $29,313

10-year hold

• IRR: 38.2%
• Equity multiple: 6.10×
• Total profit: $98,452
• Equity at exit: $43,885

Cash invested: $19,320 (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 70538

• Home prices YoY: 3.2%
• Active inventory: 93
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $526

Break-even live

Break-even rent $633

Max offer price $69,000

Occupancy floor 54%

Sensitivity live

Price	-10% $566	-5% $546	+0% $526	+5% $507	+10% $487
Rent	-10% $424	-5% $475	+0% $526	+5% $578	+10% $629
Rate	-1.0pp $561	-0.5pp $544	base $526	+0.5pp $509	+1.0pp $490

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $69,000 Active 124 DOM
2. 2026-06-21
   days on market $69,000 Active 123 DOM
3. 2026-06-18
   days on market $69,000 Active 121 DOM
4. 2026-06-17
   days on market $69,000 Active 120 DOM
5. 2026-06-16
   days on market $69,000 Active 119 DOM
6. 2026-06-15
   days on market $69,000 Active 118 DOM
7. 2026-06-13
   days on market $69,000 Active 116 DOM
8. 2026-06-12
   days on market $69,000 Active 115 DOM
9. 2026-06-09
   days on market $69,000 Active 112 DOM
10. 2026-06-08
    days on market $69,000 Active 111 DOM
11. 2026-06-07
    days on market $69,000 Active 110 DOM
12. 2026-06-07
    days on market $69,000 Active 109 DOM
13. 2026-06-04
    pricedays on market $69,000 Active 106 DOM
14. 2026-06-02
    days on market $69,900 Active 105 DOM
15. 2026-06-01
    days on market $69,900 Active 104 DOM
16. 2026-05-31
    days on market $69,900 Active 103 DOM
17. 2026-05-31
    days on market $69,900 Active 102 DOM
18. 2026-05-15
    price $69,900 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

19. 2026-05-14
    price $73,900 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

20. 2026-05-01
    price $74,000 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

21. 2026-04-23
    price $74,500 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

22. 2026-04-15
    price $74,900 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

23. 2026-04-02
    status Active 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

24. 2026-04-02
    price $75,000 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

25. 2026-03-21
    price $80,000 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

26. 2026-03-12
    price $86,900 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

27. 2026-03-06
    price $89,000 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

28. 2026-02-20
    price $90,000 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

29. 2026-02-10
    listed $92,000 Active 445-char remark

    Show marketing remark (445 chars)

    MOTIVATED SELLER! This 3 bed 2 bath home offers over 1700 sqft of living space, and ready for it's next chapter! Home needs repairs, but features a 3 year old roof offering a strong starting point for your next renovation project or flip. This property is being sold ''as is'', seller will make no repairs! No flood insurance required, there is gas service to the property, and home is on public water and sewerage. Schedule your showing today.

30. 2005-12-07
    soldstatus $91,500
31. 2005-11-18
    soldstatus $91,500 48-char remark

    Show marketing remark (48 chars)

    BEAUTIFUL 3 BEDROOM, 2 BATH - QUIET NEIGHBORHOOD

32. 2005-08-09
    listed $91,500 48-char remark

    Show marketing remark (48 chars)

    BEAUTIFUL 3 BEDROOM, 2 BATH - QUIET NEIGHBORHOOD

33. 1999-11-24
    soldstatus $77,500

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 5/10 Major FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $15,588
• − Mortgage interest: −$3,865
• − Property taxes: −$1,310
• − Insurance: −$345
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,007
• Taxable income: $5,567
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $4,982/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. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Franklin

• Score: 67/100
• State rank: #107
• US rank: #10368

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: Franklin, LA
• Population (ZIP): 12,561

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 48% Black 41% Two or more races 7% Hispanic / Latino 5% Native American 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 8% Italian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 82.9321
• 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

-9.8% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $69,900 AcadianaMLS
• 2026-05-14 Price Changed $73,900 AcadianaMLS
• 2026-05-01 Price Changed $74,000 AcadianaMLS
• 2026-04-23 Price Changed $74,500 AcadianaMLS
• 2026-04-15 Price Changed $74,900 AcadianaMLS
• 2026-04-02 Relisted — AcadianaMLS
• 2026-04-02 Price Changed $75,000 AcadianaMLS
• 2026-03-21 Price Changed $80,000 AcadianaMLS
• 2026-03-12 Price Changed $86,900 AcadianaMLS
• 2026-03-06 Price Changed $89,000 AcadianaMLS
• 2026-02-20 Price Changed $90,000 AcadianaMLS
• 2026-02-10 Listed $92,000 AcadianaMLS
• 2005-12-07 Sold (Public Records) $91,500 Public Records
• 2005-11-18 Sold (MLS) $91,500 AcadianaMLS
• 2005-08-09 Listed $91,500 AcadianaMLS
• 1999-11-24 Sold (Public Records) $77,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,310 · +0.0% YoY. Source: county tax records.