200 W Olive St · Amite City, LA 70422

$100,000

3 bd · 2.0 ba · 1,958 sqft · SingleFamily public records · 65 Days on market

Built 1930 $51/sqft · 59% below area

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is truly a diamond in the rough, offering incredible potential for the right buyer. Featuring 9–12 ft ceilings, this property is filled with character and waiting to be restored to its former charm. Hardwood floors lie beneath the carpet, ready to be uncovered, and three fireplaces add to the home’s timeless appeal. Unique architectural details abound, including paneled walls with beautiful beaded board hidden behind, as well as a drop ceiling that can be removed to reveal even more original craftsmanship. Situated on a large lot in the heart of Amite, Louisiana, this property presents an excellent opportunity for investors or those looking to create their dream home. Conveniently located within walking distance to schools, places of worship, and local restaurants. With a little TLC, this could truly be something special—don’t miss out on this fantastic investment opportunity!

Key facts

• Three fireplaces
• 9 12 ft ceilings
• Paneled walls

Tags

• 9 12 FT CEILINGS
• HARDWOOD FLOORS
• THREE FIREPLACES
• UNIQUE ARCHITECTURAL DETAILS
• PANELED WALLS
• BEADED BOARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% 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 $691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1930 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.38% ✓
• Cap rate: 21.32%
• Cash-on-cash: 53.67%
• DSCR: 3.39
• GRM: 3.5

CMA / ARV

• ARV (median comp): $235,118
• List price: $100,000
• Delta: -57.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 N Duncan Ave	0.58mi	3/2.0	1,954 (-0%)	16mo	$159,000	$81	60
601 N First St	0.27mi	4/2.0 (+1)	2,133 (+9%)	23mo	$210,000	$98	48
315 Hickory St	0.43mi	3/2.0	2,210 (+13%)	18mo	$132,500	$60	43
116 E Mulberry St	0.24mi	3/1.0	1,675 (-14%)	22mo	$42,500	$25	42
102 E Pine St	0.45mi	2/2.0 (-1)	1,703 (-13%)	13mo	$130,000	$76	42
806 Courtney Dr	0.51mi	3/2.5	2,236 (+14%)	24mo	$270,000	$121	31

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: 51.8%
• Equity multiple: 3.27×
• Total profit: $63,558
• Equity at exit: $14,910

10-year hold

• IRR: 57.1%
• Equity multiple: 6.64×
• Total profit: $158,043
• Equity at exit: $8,646

Cash invested: $28,000 (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 70422

• Active inventory: 86
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,252

Break-even live

Break-even rent $794

Max offer price $100,000

Occupancy floor 42%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $100,000 Active 65 DOM
2. 2026-06-18
   days on market $100,000 Active 64 DOM
3. 2026-06-17
   days on market $100,000 Active 63 DOM
4. 2026-06-16
   days on market $100,000 Active 62 DOM
5. 2026-06-15
   days on market $100,000 Active 61 DOM
6. 2026-06-14
   days on market $100,000 Active 59 DOM
7. 2026-06-13
   days on market $100,000 Active 58 DOM
8. 2026-06-10
   days on market $100,000 Active 56 DOM
9. 2026-06-09
   days on market $100,000 Active 55 DOM
10. 2026-06-08
    days on market $100,000 Active 54 DOM
11. 2026-06-07
    days on market $100,000 Active 53 DOM
12. 2026-06-05
    days on market $100,000 Active 50 DOM
13. 2026-06-03
    days on market $100,000 Active 49 DOM
14. 2026-06-02
    days on market $100,000 Active 48 DOM
15. 2026-06-01
    days on market $100,000 Active 47 DOM
16. 2026-05-31
    days on market $100,000 Active 46 DOM
17. 2026-05-30
    days on market $100,000 Active 45 DOM
18. 2026-04-15
    listed $100,000 Active 923-char remark

    Show marketing remark (900 chars)

    This home is truly a diamond in the rough, offering incredible potential for the right buyer. Featuring 9-12 ft ceilings, this property is filled with character and waiting to be restored to its former charm. Hardwood floors lie beneath the carpet, ready to be uncovered, and three fireplaces add to the home's timeless appeal. Unique architectural details abound, including paneled walls with beautiful beaded board hidden behind, as well as a drop ceiling that can be removed to reveal even more original craftsmanship. Situated on a large lot in the heart of Amite, Louisiana, this property presents an excellent opportunity for investors or those looking to create their dream home. Conveniently located within walking distance to schools, places of worship, and local restaurants. With a little TLC, this could truly be something special--don't miss out on this fantastic investment opportunity!

19. 2026-04-15
    listed $100,000 Active 900-char remark

    Show marketing remark (900 chars)

    This home is truly a diamond in the rough, offering incredible potential for the right buyer. Featuring 9-12 ft ceilings, this property is filled with character and waiting to be restored to its former charm. Hardwood floors lie beneath the carpet, ready to be uncovered, and three fireplaces add to the home's timeless appeal. Unique architectural details abound, including paneled walls with beautiful beaded board hidden behind, as well as a drop ceiling that can be removed to reveal even more original craftsmanship. Situated on a large lot in the heart of Amite, Louisiana, this property presents an excellent opportunity for investors or those looking to create their dream home. Conveniently located within walking distance to schools, places of worship, and local restaurants. With a little TLC, this could truly be something special--don't miss out on this fantastic investment opportunity!

20. 2000-03-01
    soldstatus

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $735 · $61/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $28,553
• − Mortgage interest: −$5,602
• − Property taxes: −$735
• − Insurance: −$500
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$2,909
• Taxable income: $14,239
• Est. tax owed @ 24.0%: −$3,417
• After-tax cash flow: $11,611/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: 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

+0.0% since first listed

3 events — show timeline

• 2026-04-15 Listed $100,000 AcadianaMLS
• 2026-04-15 Listed $100,000 GSREIN
• 2000-03-01 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $735 · +1.2% YoY. Source: county tax records.