57706 Plaquemine St · Plaquemine, LA 70764

$79,500

2 bd · 1.0 ba · 1,263 sqft · SingleFamily · 225 Days on market

Average condition 3,484 sqft lot $63/sqft · 42% below area Est $136k · 42% 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
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• 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. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $725 ($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 17.2% vs local median 5.4% 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.
• Zoned schools: Iberville Elementary School (math 25% / reading 35%, grade F, #328 of 646 statewide, top 51%, 964 students, 74% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL).
• Market conditions: 157 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 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 225 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: 1.97% ✓
• Cap rate: 17.23%
• Cash-on-cash: 39.06%
• DSCR: 2.74
• GRM: 4.2

CMA / ARV

• ARV (median comp): $135,950
• List price: $79,500
• Delta: -41.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 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%)	13mo	$159,900	$133	73
23720 Eden St	0.25mi	2/2.0	1,345 (+6%)	4mo	$153,900	$114	70
58030 Labauve Ave	0.39mi	3/2.0 (+1)	1,268 (+0%)	3mo	$144,900	$114	70
23217 Nadler St	0.25mi	2/1.0	1,363 (+8%)	16mo	$175,000	$128	62
23120 Nadler St	0.33mi	3/1.0 (+1)	1,130 (-10%)	2mo	$169,000	$150	60
23372 Iberville St	0.41mi	3/1.5 (+1)	1,344 (+6%)	20mo	$84,900	$63	46
57830 Trosclair St	0.60mi	2/1.5	1,079 (-15%)	0mo	$119,500	$111	46
58060 Desobry St	0.63mi	3/2.0 (+1)	1,425 (+13%)	13mo	$140,000	$98	29

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: 35.3%
• Equity multiple: 2.49×
• Total profit: $33,266
• Equity at exit: $11,854

10-year hold

• IRR: 42.0%
• Equity multiple: 4.97×
• Total profit: $88,397
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 6 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $169,000 ($125/sqft)
• Median days on market: 75 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -14.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70764

• Home prices YoY: -20.1%
• Active inventory: 157
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $725

Break-even live

Break-even rent $652

Max offer price $79,500

Occupancy floor 49%

Sensitivity live

Price	-10% $770	-5% $747	+0% $725	+5% $702	+10% $680
Rent	-10% $601	-5% $663	+0% $725	+5% $786	+10% $848
Rate	-1.0pp $765	-0.5pp $745	base $725	+0.5pp $704	+1.0pp $683

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $79,500 Active 225 DOM
2. 2026-08-07
   days on market $79,500 Active 224 DOM
3. 2026-08-06
   days on market $79,500 Active 223 DOM
4. 2026-08-05
   days on market $79,500 Active 222 DOM
5. 2026-08-04
   days on market $79,500 Active 221 DOM
6. 2026-08-03
   days on market $79,500 Active 220 DOM
7. 2026-07-31
   days on market $79,500 Active 217 DOM
8. 2026-07-30
   days on market $79,500 Active 216 DOM
9. 2026-07-29
   days on market $79,500 Active 215 DOM
10. 2026-07-27
    days on market $79,500 Active 213 DOM
11. 2026-07-25
    days on market $79,500 Active 211 DOM
12. 2026-07-24
    days on market $79,500 Active 210 DOM
13. 2026-07-23
    days on market $79,500 Active 209 DOM
14. 2026-07-22
    days on market $79,500 Active 208 DOM
15. 2026-07-21
    days on market $79,500 Active 207 DOM
16. 2026-07-18
    days on market $79,500 Active 204 DOM
17. 2026-07-16
    days on market $79,500 Active 202 DOM
18. 2026-07-16
    days on market $79,500 Active 201 DOM
19. 2026-07-14
    days on market $79,500 Active 200 DOM
20. 2026-07-14
    days on market $79,500 Active 199 DOM
21. 2026-07-12
    days on market $79,500 Active 198 DOM
22. 2026-07-11
    days on market $79,500 Active 197 DOM
23. 2026-07-10
    days on market $79,500 Active 196 DOM
24. 2026-07-09
    days on market $79,500 Active 195 DOM
25. 2026-07-07
    days on market $79,500 Active 193 DOM
26. 2026-07-06
    days on market $79,500 Active 192 DOM
27. 2026-07-05
    days on market $79,500 Active 191 DOM
28. 2026-07-04
    days on market $79,500 Active 190 DOM
29. 2026-07-03
    days on market $79,500 Active 189 DOM
30. 2026-07-02
    days on market $79,500 Active 188 DOM
31. 2026-07-01
    days on market $79,500 Active 187 DOM
32. 2026-06-30
    days on market $79,500 Active 186 DOM
33. 2026-06-29
    days on market $79,500 Active 185 DOM
34. 2026-06-28
    days on market $79,500 Active 184 DOM
35. 2026-06-28
    days on market $79,500 Active 183 DOM
36. 2026-06-27
    days on market $79,500 Active 182 DOM
37. 2026-06-25
    days on market $79,500 Active 180 DOM
38. 2026-06-23
    days on market $79,500 Active 178 DOM
39. 2026-06-21
    days on market $79,500 Active 177 DOM
40. 2026-06-18
    days on market $79,500 Active 174 DOM
41. 2026-06-17
    pricedays on market $79,500 Active 173 DOM
42. 2026-06-16
    days on market $82,500 Active 172 DOM
43. 2026-06-15
    days on market $82,500 Active 171 DOM
44. 2026-06-14
    days on market $82,500 Active 169 DOM
45. 2026-06-13
    days on market $82,500 Active 168 DOM
46. 2026-06-10
    days on market $82,500 Active 166 DOM
47. 2026-06-09
    days on market $82,500 Active 165 DOM
48. 2026-06-08
    days on market $82,500 Active 164 DOM
49. 2026-06-07
    days on market $82,500 Active 163 DOM
50. 2026-06-03
    days on market $82,500 Active 159 DOM

ⓘ 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: $18,825
• − Mortgage interest: −$4,453
• − Property taxes: −$777
• − Insurance: −$398
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,313
• Taxable income: $7,873
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,805/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 · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $6,315–$18,945 screening

This home is in average condition with some minor repairs and maintenance needed. Painting the exterior siding and sealing foundation cracks can significantly improve its resale value.

Repairs flagged

• Minor Kitchen countertops — Scratches and minor wear on the countertops.
• Minor Bathroom fixtures — Scratches and minor wear on the sink and bathtub.
• Minor Exterior siding — Visible signs of wear and discoloration on the siding.
• Minor Foundation cracks — Minor cracks and discoloration on the foundation.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Resale Sealing the foundation cracks — Sealing cracks can prevent further damage and improve the home's structural integrity. ↑
• Rental Reconditioning the HVAC unit — A well-maintained HVAC system can attract tenants and improve their living experience. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Iberville Elementary School F LA #328/646 Nat'l #26,438/41,679 High Plaquemine Senior High School F LA #127/265 Nat'l #11,215/17,239

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

C Composite livability gradescore 61/100

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
• County: Iberville · 33,056 people
• Metro: Baton Rouge, LA
• Population (ZIP): 15,046
• Household income: $64,518
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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.