518 Saint Patrick St · Donaldsonville, LA 70346

$45,000

4 bd · 1.0 ba · 1,593 sqft · SingleFamily · 164 Days on market

Built 1950 7,405 sqft lot $28/sqft · 78% 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
• 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

Perfect Investment opportunity in Historic Donaldsonville, LA. 4-bedroom, 1-bathroom sitting on a spacious lot.

Key facts

• 7,405 sq ft lot
• Built 1950
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $40k (12.0% 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: crime F, amenities F, commute 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.
• Zoned schools: Donaldsonville Primary School (432 students, 89% FRL); Lowery Middle School (math 7% / reading 21%, grade F, #187 of 218 statewide, top 86%, 295 students, 86% FRL); Donaldsonville High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 435 students, 85% FRL) — zoned schools average 87% FRL vs 44% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 53% district-wide (-34 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1950 — 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 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?
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: 3.70% ✓
• Cap rate: 34.08%
• Cash-on-cash: 99.26%
• DSCR: 5.42
• GRM: 2.3

CMA / ARV

• ARV (median comp): $206,322
• List price: $45,000
• Delta: -78.19%
• 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
1327 Marshland Ave	0.60mi	3/2.0 (-1)	1,564 (-2%)	1mo	$274,065	$175	59
318 Opelousas St	0.20mi	3/2.0 (-1)	1,635 (+3%)	23mo	$75,000	$46	58
600 Lee Ave	0.25mi	3/1.0 (-1)	1,416 (-11%)	10mo	$163,000	$115	57
1451 Marshland Ave	0.68mi	3/2.0 (-1)	1,690 (+6%)	1mo	$289,410	$171	48
1440 Marshland Ave	0.69mi	4/2.5	1,788 (+12%)	0mo	$292,547	$164	41
310 Gardenia Dr	0.64mi	3/2.0 (-1)	1,462 (-8%)	21mo	$189,500	$130	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: —
• Equity multiple: 5.69×
• Total profit: $59,087
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 11.87×
• Total profit: $136,928
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $1,042

Break-even live

Break-even rent $344

Max offer price $45,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,068	-5% $1,055	+0% $1,042	+5% $1,029	+10% $1,017
Rent	-10% $911	-5% $977	+0% $1,042	+5% $1,108	+10% $1,174
Rate	-1.0pp $1,065	-0.5pp $1,054	base $1,042	+0.5pp $1,031	+1.0pp $1,019

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $45,000 Active 164 DOM
2. 2026-06-18
   days on market $45,000 Active 161 DOM
3. 2026-06-17
   days on market $45,000 Active 160 DOM
4. 2026-06-16
   days on market $45,000 Active 159 DOM
5. 2026-06-15
   days on market $45,000 Active 158 DOM
6. 2026-06-14
   days on market $45,000 Active 156 DOM
7. 2026-06-10
   days on market $45,000 Active 153 DOM
8. 2026-06-09
   days on market $45,000 Active 152 DOM
9. 2026-06-08
   days on market $45,000 Active 151 DOM
10. 2026-06-07
    days on market $45,000 Active 150 DOM
11. 2026-06-05
    days on market $45,000 Active 147 DOM
12. 2026-06-03
    days on market $45,000 Active 146 DOM
13. 2026-06-02
    days on market $45,000 Active 145 DOM
14. 2026-06-01
    days on market $45,000 Active 144 DOM
15. 2026-05-31
    days on market $45,000 Active 143 DOM
16. 2026-05-31
    days on market $45,000 Active 142 DOM
17. 2026-04-16
    price $45,000 111-char remark

    Show marketing remark (111 chars)

    Perfect Investment opportunity in Historic Donaldsonville, LA. 4-bedroom, 1-bathroom sitting on a spacious lot.

18. 2026-03-16
    price $50,000 111-char remark

    Show marketing remark (111 chars)

    Perfect Investment opportunity in Historic Donaldsonville, LA. 4-bedroom, 1-bathroom sitting on a spacious lot.

19. 2026-02-11
    price $55,000 111-char remark

    Show marketing remark (111 chars)

    Perfect Investment opportunity in Historic Donaldsonville, LA. 4-bedroom, 1-bathroom sitting on a spacious lot.

20. 2026-01-06
    listed $60,000 Active 111-char remark

    Show marketing remark (111 chars)

    Perfect Investment opportunity in Historic Donaldsonville, LA. 4-bedroom, 1-bathroom sitting on a spacious lot.

21. 2005-02-14
    soldstatus $58,703
22. 1999-08-07
    listed $29,900

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $247 · $21/mo
• Expected delta: +$44/yr (+$4/mo · 21.7%)

ⓘ 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: $19,958
• − Mortgage interest: −$2,521
• − Property taxes: −$203
• − Insurance: −$225
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$1,309
• Taxable income: $12,506
• Est. tax owed @ 24.0%: −$3,001
• After-tax cash flow: $9,505/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

+50.5% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $45,000 AcadianaMLS
• 2026-03-16 Price Changed $50,000 AcadianaMLS
• 2026-02-11 Price Changed $55,000 AcadianaMLS
• 2026-01-06 Listed $60,000 AcadianaMLS
• 2005-02-14 Sold (Public Records) $58,703 Public Records
• 1999-08-07 Listed $29,900 AcadianaMLS

Property tax history

+1.7%/yr

Latest (2025): $203 · -1.5% YoY. Source: county tax records.