251 Myrtle Grove Dr · Donaldsonville, LA 70346

$164,900

4 bd · 2.0 ba · 1,621 sqft · SingleFamily · 40 Days on market

Built 1989 8,276 sqft lot $102/sqft · 21% below area Est $210k · 21% under ↓ 13% since listing

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.0/10.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home located in Donaldsonville in the desirable Bocage Place Subdivision! This spacious 4-bedroom, 2-bath home features a convenient first-floor primary suite for added comfort and privacy. Upstairs offers two charming attic-style bedrooms full of character and cozy appeal. With a functional layout, generous living space, and unique architectural charm, this home offers great potential for owner-occupants or investors alike. Conveniently located near local schools, shopping, and amenities. Sold as is.

Key facts

• 8,276 sq ft lot
• Built 1989
• Listed 40 days

Property features AI

Exterior

• Parking: Carport; Covered parking; Driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Shingle roof; Slab foundation; Built on a 0.19-acre lot (approximately 69 x 118)
• Exterior features: Front porch; Yard shed

Interior

• Flooring: Tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile, laminate, and vinyl flooring; Smoke detectors installed
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#292 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools D+, crime F, amenities F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 579 units permitted in Ascension 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 $5k of value loss. Plan a longer hold.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $209,529
• List price: $164,900
• Delta: -21.30%
• 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
250 Myrtle Grove St	0.03mi	3/2.0 (-1)	1,628 (+0%)	16mo	$209,900	$129	80
107 Anna St	0.27mi	3/2.0 (-1)	1,651 (+2%)	1mo	$175,000	$106	79
103 Anna St	0.25mi	3/2.0 (-1)	1,664 (+3%)	11mo	$175,000	$105	70
217 Myrtle Grove St	0.03mi	3/2.0 (-1)	1,458 (-10%)	14mo	$184,300	$126	66
224 Reynaud Dr	0.23mi	3/2.0 (-1)	1,786 (+10%)	21mo	$235,000	$132	50
208 Hood St	0.72mi	3/2.0 (-1)	1,830 (+13%)	3mo	$180,000	$98	37

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-13,322
• Equity at exit: $24,587

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,649
• Equity at exit: $14,258

Cash invested: $46,172 (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 70346

• Home prices YoY: -34.5%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $210

Break-even live

Break-even rent $1,388

Max offer price $164,900

Occupancy floor 82%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-05
   status $164,900 Pending 40 DOM
2. 2026-06-03
   days on market $164,900 Active 40 DOM

   Show marketing remark (523 chars)

   Charming 2-story home located in Donaldsonville in the desirable Bocage Place Subdivision! This spacious 4-bedroom, 2-bath home features a convenient first-floor primary suite for added comfort and privacy. Upstairs offers two charming attic-style bedrooms full of character and cozy appeal. With a functional layout, generous living space, and unique architectural charm, this home offers great potential for owner-occupants or investors alike. Conveniently located near local schools, shopping, and amenities. Sold as is.

3. 2026-06-02
   days on market $164,900 Active 39 DOM
4. 2026-06-01
   days on market $164,900 Active 38 DOM
5. 2026-05-31
   days on market $164,900 Active 37 DOM
6. 2026-05-31
   days on market $164,900 Active 36 DOM
7. 2026-04-23
   listed $184,900 Active 523-char remark

   Show marketing remark (523 chars)

   Charming 2-story home located in Donaldsonville in the desirable Bocage Place Subdivision! This spacious 4-bedroom, 2-bath home features a convenient first-floor primary suite for added comfort and privacy. Upstairs offers two charming attic-style bedrooms full of character and cozy appeal. With a functional layout, generous living space, and unique architectural charm, this home offers great potential for owner-occupants or investors alike. Conveniently located near local schools, shopping, and amenities. Sold as is.

8. 2026-04-23
   listed $184,900 Active 523-char remark

   Show marketing remark (523 chars)

   Charming 2-story home located in Donaldsonville in the desirable Bocage Place Subdivision! This spacious 4-bedroom, 2-bath home features a convenient first-floor primary suite for added comfort and privacy. Upstairs offers two charming attic-style bedrooms full of character and cozy appeal. With a functional layout, generous living space, and unique architectural charm, this home offers great potential for owner-occupants or investors alike. Conveniently located near local schools, shopping, and amenities. Sold as is.

9. 2024-04-01
   soldstatus $177,900
10. 2024-03-28
    soldstatus Sold

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

11. 2024-01-23
    status Pending

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

12. 2024-01-16
    price $174,900

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

13. 2024-01-16
    price $175,000

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

14. 2023-12-12
    price $180,000

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

15. 2023-10-24
    listed $190,000 Active

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

16. 2023-10-24
    listed $174,900

    Show marketing remark (364 chars)

    A beautiful home awaits you and your family. This home boast two oversized upstairs bedrooms with a shared bathroom. The large home also has an eat in kitchen off of carport. The backyard is large enough for a playground for kids and an adult area. You do not want to miss this home. Call for a private viewing. Allowance will be given to update bathroom vanities.

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $1,956 · $163/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,851
• − Mortgage interest: −$9,237
• − Property taxes: −$1,956
• − Insurance: −$824
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,797
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,558/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Donaldsonville

• Score: 58/100
• State rank: #292
• US rank: #20697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donaldsonville, LA
• Population (ZIP): 9,831

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 27% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.89%
• Current HPI: 130.5878
• 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

-13.2% since first listed

14 events — show timeline

• 2026-06-03 Pending — AcadianaMLS
• 2026-06-03 Pending — GBRMLS
• 2026-05-28 Price Changed $164,900 AcadianaMLS
• 2026-05-28 Price Changed $164,900 GBRMLS
• 2026-04-23 Listed $184,900 GBRMLS
• 2026-04-23 Listed $184,900 AcadianaMLS
• 2024-04-01 Sold (Public Records) $177,900 Public Records
• 2024-03-28 Sold (MLS) — GBRMLS
• 2024-01-23 Pending — GBRMLS
• 2024-01-16 Price Changed $174,900 GBRMLS
• 2024-01-16 Price Changed $175,000 GBRMLS
• 2023-12-12 Price Changed $180,000 GBRMLS
• 2023-10-24 Listed $174,900 AcadianaMLS
• 2023-10-24 Listed $190,000 GBRMLS

Property tax history

+5.1%/yr

Latest (2025): $1,956 · -1.5% YoY. Source: county tax records.