7449 W Driftwood Dr · Ventress, LA 70783

$190,000

3 bd · 2.0 ba · 1,286 sqft · SingleFamily · 1 Days on market

Built 1983 0.31 ac lot $148/sqft · 11% above area Est $172k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW TO THE MARKET! Stop renting and start living. Welcome to 7449 W Driftwood Drive, a beautifully updated brick ranch tucked into the trees of the quiet Riverbend Subdivision in Ventress, Louisiana. Priced at $190,000 and situated in Flood Zone X with no mandatory flood insurance, this home may qualify for 100% financing through USDA Rural Development or LHC Delta 100 programs, meaning you could own all of this with zero dollars down. Inside you will find an open, comfortable layout with three bedrooms and two fully updated bathrooms featuring marble-look shower surrounds, frosted glass enclosures, and brushed nickel fixtures throughout. The kitchen is move-in ready and fully equipped. Updated flooring and fresh finishes run through every room. Outside is where this property truly shines. A massive 600 square foot covered patio gives you room to entertain year-round, and the above-ground pool and wood-fenced backyard make this one of the most complete outdoor spaces in the area. A detached storage building provides ample room for tools, gear, or anything else that needs a home. All of this and you are only five minutes from False River, ten minutes from New Roads, and less than an hour from Baton Rouge. Whether you are a first-time buyer looking for an affordable turn-key home or an investor seeking a high-demand short-term rental near the False River corridor, this property delivers. Schedule your private showing today before someone else calls this one home.

Key facts

• 0.31 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Attached garage; Driveway; 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Composition and metal roof
• Exterior features: Covered patio/porch; Wood fencing; Above-ground private pool

Interior

• Kitchen: Range, Oven, Dishwasher, Microwave, Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher, Microwave, Refrigerator; Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Cap rate 13.9% vs local median 1.4% in Ventress — 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 55/100 on livability (#374 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D-, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — 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: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Pointe Coupee 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 $6k of value loss. Plan a longer hold.
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago 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.
• Current owner paid $74k; list at $190k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.24%
• DSCR: 2.21
• GRM: 5.4

CMA / ARV

• ARV (median comp): $171,516
• List price: $190,000
• Delta: 10.78%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7496 Driftwood Dr	0.13mi	3/2.0	1,396 (+9%)	20mo	$180,000	$129	63
7517 E Driftwood Dr	0.14mi	3/1.0	1,097 (-15%)	3mo	$158,000	$144	62

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: 21.2%
• Equity multiple: 1.87×
• Total profit: $46,050
• Equity at exit: $28,330

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $138,841
• Equity at exit: $16,428

Cash invested: $53,200 (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 70783

• Home prices YoY: -26.2%
• Active inventory: 39
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $1,208

Break-even live

Break-even rent $1,421

Max offer price $190,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,315	-5% $1,261	+0% $1,208	+5% $1,154	+10% $1,100
Rent	-10% $975	-5% $1,091	+0% $1,208	+5% $1,324	+10% $1,441
Rate	-1.0pp $1,303	-0.5pp $1,256	base $1,208	+0.5pp $1,158	+1.0pp $1,108

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7458 W Stacy Dr Ventress, LA	2.0	2.0	1200	$2,950	$2.46	24d	1	0.22mi

Listing history 4 events

1. 2005-08-22
   soldstatus $74,000
2. 2001-06-22
   soldstatus
3. 2001-03-25
   listed $69,900
4. 2001-03-25
   listed $69,900

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$476/yr (+$40/mo · 83.8%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$10,643
• − Property taxes: −$569
• − Insurance: −$950
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$5,527
• Taxable income: $12,047
• Est. tax owed @ 24.0%: −$2,891
• After-tax cash flow: $11,600/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Ventress

• Score: 55/100
• State rank: #374
• US rank: #23676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,797

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 13% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 23% Serbian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.53%
• Current HPI: 164.7138
• 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

+171.8% since first listed

7 events — show timeline

• 2026-05-26 Pending — AcadianaMLS
• 2026-05-26 Pending — GBRMLS
• 2026-05-25 Listed $190,000 AcadianaMLS
• 2005-08-22 Sold (Public Records) $74,000 Public Records
• 2001-06-22 Sold (MLS) — GBRMLS
• 2001-03-25 Listed $69,900 GBRMLS
• 2001-03-25 Listed $69,900 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $569 · +0.0% YoY. Source: county tax records.