57706 Plaquemine St · Plaquemine, LA 70764

$79,500

2 bd · 1.0 ba · 1,263 sqft · SingleFamily · 174 Days on market

3,484 sqft lot $63/sqft · 44% below area Est $142k · 44% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you'll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine's history and charm, this property blends comfort, convenience, and character.

Key facts

• Metal roof
• Covered carport
• Covered patio

Tags

• FRESHLY PAINTED INTERIOR
• METAL ROOF
• COVERED CARPORT
• COVERED PATIO
• SPACIOUS UTILITY ROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y ago; this cycle's ask has dropped $26k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.07% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.29%
• DSCR: 2.88
• GRM: 4.0

CMA / ARV

• ARV (median comp): $142,400
• List price: $79,500
• Delta: -42.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57725 Main St	0.05mi	3/1.0 (+1)	1,200 (-5%)	12mo	$159,900	$133	75
23720 Eden St	0.25mi	2/2.0	1,345 (+6%)	3mo	$153,900	$114	71
58030 Labauve Ave	0.39mi	3/2.0 (+1)	1,268 (+0%)	1mo	$144,900	$114	71
23217 Nadler St	0.25mi	2/1.0	1,363 (+8%)	14mo	$175,000	$128	64
23120 Nadler St	0.33mi	3/1.0 (+1)	1,130 (-10%)	1mo	$169,000	$150	62
23372 Iberville St	0.41mi	3/1.5 (+1)	1,344 (+6%)	18mo	$84,900	$63	48
58060 Desobry St	0.63mi	3/2.0 (+1)	1,425 (+13%)	12mo	$140,000	$98	30

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: 39.0%
• Equity multiple: 2.67×
• Total profit: $37,090
• Equity at exit: $11,854

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $96,655
• Equity at exit: $6,874

Cash invested: $22,260 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $785

Break-even live

Break-even rent $652

Max offer price $79,500

Occupancy floor 47%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $79,500 Active 174 DOM
2. 2026-06-17
   pricedays on market $79,500 Active 173 DOM
3. 2026-06-16
   days on market $82,500 Active 172 DOM
4. 2026-06-15
   days on market $82,500 Active 171 DOM
5. 2026-06-14
   days on market $82,500 Active 169 DOM
6. 2026-06-13
   days on market $82,500 Active 168 DOM
7. 2026-06-10
   days on market $82,500 Active 166 DOM
8. 2026-06-09
   days on market $82,500 Active 165 DOM
9. 2026-06-08
   days on market $82,500 Active 164 DOM
10. 2026-06-07
    days on market $82,500 Active 163 DOM
11. 2026-06-03
    days on market $82,500 Active 159 DOM
12. 2026-06-02
    days on market $82,500 Active 158 DOM
13. 2026-06-01
    days on market $82,500 Active 157 DOM
14. 2026-05-31
    days on market $82,500 Active 156 DOM
15. 2026-05-31
    days on market $82,500 Active 155 DOM
16. 2026-04-21
    price $82,500 411-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

17. 2026-04-21
    price $82,500 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

18. 2026-04-07
    price $87,500 411-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

19. 2026-04-07
    price $87,500 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

20. 2026-03-05
    status Active 411-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

21. 2026-03-05
    price $90,000 411-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

22. 2026-03-05
    status Active 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

23. 2026-03-05
    price $90,000 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

24. 2026-01-17
    status Pending 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

25. 2026-01-03
    price $95,000 411-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

26. 2026-01-03
    price $95,000 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

27. 2025-11-10
    listed $105,000 Active 423-char remark

    Show marketing remark (423 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you’ll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine’s history and charm, this property blends comfort, convenience, and character.

28. 2025-11-09
    listed $105,000 Active 411-char remark

    Show marketing remark (411 chars)

    This cozy 2-bedroom, 1-bath home features a freshly painted interior, metal roof, and covered carport and patio for easy outdoor living. A spacious utility room/pantry includes a walk-in shower, adding function and flexibility. Outside, you'll find a storage shed and low-maintenance yard. Perfectly located near downtown Plaquemine's history and charm, this property blends comfort, convenience, and character.

29. 2025-06-23
    price $79,900
30. 2025-06-23
    price $79,900
31. 2025-03-17
    price $80,000
32. 2025-03-17
    price $80,000
33. 2025-01-07
    price $85,000
34. 2025-01-07
    price $85,000
35. 2024-12-11
    listed $89,000 Active
36. 2024-12-11
    historical
37. 2024-12-07
    price $89,000
38. 2024-12-06
    price $89,000
39. 2024-10-10
    status Active
40. 2024-09-25
    historical
41. 2024-07-10
    listed $95,000 Active
42. 2024-07-10
    listed $95,000 Active
43. 2016-08-23
    soldstatus $68,500
44. 2016-08-22
    soldstatus Sold
45. 2016-08-01
    status Pending
46. 2016-05-25
    status Active
47. 2016-05-23
    historical
48. 2016-04-12
    listed $79,900 Active
49. 2016-04-11
    listed $79,900

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,737
• − Mortgage interest: −$4,453
• − Property taxes: −$777
• − Insurance: −$398
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,313
• Taxable income: $8,638
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $7,341/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

+3.3% since first listed

34 events — show timeline

• 2026-04-21 Price Changed $82,500 AcadianaMLS
• 2026-04-21 Price Changed $82,500 GBRMLS
• 2026-04-07 Price Changed $87,500 AcadianaMLS
• 2026-04-07 Price Changed $87,500 GBRMLS
• 2026-03-05 Relisted — AcadianaMLS
• 2026-03-05 Price Changed $90,000 AcadianaMLS
• 2026-03-05 Relisted — GBRMLS
• 2026-03-05 Price Changed $90,000 GBRMLS
• 2026-01-17 Pending — GBRMLS
• 2026-01-03 Price Changed $95,000 AcadianaMLS
• 2026-01-03 Price Changed $95,000 GBRMLS
• 2025-11-10 Listed $105,000 GBRMLS
• 2025-11-09 Listed $105,000 AcadianaMLS
• 2025-06-23 Price Changed $79,900 AcadianaMLS
• 2025-06-23 Price Changed $79,900 GBRMLS
• 2025-03-17 Price Changed $80,000 AcadianaMLS
• 2025-03-17 Price Changed $80,000 GBRMLS
• 2025-01-07 Price Changed $85,000 AcadianaMLS
• 2025-01-07 Price Changed $85,000 GBRMLS
• 2024-12-11 Listed $89,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-07 Price Changed $89,000 GBRMLS
• 2024-12-06 Price Changed $89,000 AcadianaMLS
• 2024-10-10 Relisted — GBRMLS
• 2024-09-25 Delisted — GBRMLS
• 2024-07-10 Listed $95,000 AcadianaMLS
• 2024-07-10 Listed $95,000 GBRMLS
• 2016-08-23 Sold (Public Records) $68,500 Public Records
• 2016-08-22 Sold (MLS) — GBRMLS
• 2016-08-01 Pending — GBRMLS
• 2016-05-25 Relisted — GBRMLS
• 2016-05-23 Delisted — GBRMLS
• 2016-04-12 Listed $79,900 GBRMLS
• 2016-04-11 Listed $79,900 AcadianaMLS

Property tax history

+10.1%/yr

Latest (2024): $777 · +0.2% YoY. Source: county tax records.