2117 Church St · North Vacherie, LA 70090

$140,000

3 bd · 3.0 ba · 832 sqft · SingleFamily public records · 220 Days on market

Built 1955 $168/sqft · at area comps ↓ 7% since listing

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Why this score? — see what drove the D 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Brick Ranch with Endless Potential! Welcome to this classic single-story home offering timeless charm and a spacious layout for personalization. Situated behind a white picket fence, this property features great curb appeal with a tile roof, teal shutters, and manicured landscaping. Step inside to find a bright and inviting living area accented by large front windows, textured ceilings, and vintage character throughout. The kitchen provides ample cabinet space, tile countertops, and a built-in dining nook, for any potential gatherings. Multiple living and dining areas offer flexibility for family enjoyment or entertaining guests. This home is ready for its next chapter--whether you're looking to restore its mid-century charm or update it with modern finishes, the possibilities are endless. Enjoy the fenced yard for pets, gardening, or relaxing outdoors. Don't miss your chance to transform this gem into your dream home or next investment opportunity!

Key facts

• Bright living area
• Tile roof
• Large front windows

Tags

• BRICK RANCH
• TILE ROOF
• TEAL SHUTTERS
• MANICURED LANDSCAPING
• BRIGHT LIVING AREA
• LARGE FRONT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#284 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $122,710 (12.3% below list)

Questions for the listing agent

1. It's been on market 220 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 1955 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $291,178
• List price: $140,000
• Delta: -51.92%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-16,559
• Equity at exit: $20,874

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-6,640
• Equity at exit: $12,105

Cash invested: $39,200 (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 70090

• Home prices YoY: -32.2%
• Active inventory: 63
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $97

Break-even live

Break-even rent $1,105

Max offer price $140,000

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $140,000 Active 220 DOM
2. 2026-06-18
   days on market $140,000 Active 219 DOM
3. 2026-06-17
   days on market $140,000 Active 218 DOM
4. 2026-06-16
   days on market $140,000 Active 217 DOM
5. 2026-06-15
   days on market $140,000 Active 216 DOM
6. 2026-06-14
   days on market $140,000 Active 214 DOM
7. 2026-06-13
   days on market $140,000 Active 213 DOM
8. 2026-06-10
   days on market $140,000 Active 211 DOM
9. 2026-06-09
   days on market $140,000 Active 210 DOM
10. 2026-06-08
    days on market $140,000 Active 209 DOM
11. 2026-06-07
    days on market $140,000 Active 208 DOM
12. 2026-06-05
    days on market $140,000 Active 205 DOM
13. 2026-06-02
    days on market $140,000 Active 203 DOM
14. 2026-06-01
    days on market $140,000 Active 202 DOM
15. 2026-05-31
    days on market $140,000 Active 201 DOM
16. 2026-05-30
    days on market $140,000 Active 200 DOM
17. 2026-04-07
    price $140,000 972-char remark

    Show marketing remark (989 chars)

    Charming Brick Ranch with Endless Potential! Welcome to this classic single-story home offering timeless charm and a spacious layout for personalization. Situated behind a white picket fence, this property features great curb appeal with a tile roof, teal shutters, and manicured landscaping. Step inside to find a bright and inviting living area accented by large front windows, textured ceilings, and vintage character throughout. The kitchen provides ample cabinet space, tile countertops, and a built-in dining nook, for any potential gatherings. Multiple living and dining areas offer flexibility for family enjoyment or entertaining guests. This home is ready for its next chapter—whether you’re looking to restore its mid-century charm or update it with modern finishes, the possibilities are endless. Enjoy the fenced yard for pets, gardening, or relaxing outdoors. Don’t miss your chance to transform this gem into your dream home or next investment opportunity!

18. 2026-04-07
    price $140,000 989-char remark

    Show marketing remark (989 chars)

    Charming Brick Ranch with Endless Potential! Welcome to this classic single-story home offering timeless charm and a spacious layout for personalization. Situated behind a white picket fence, this property features great curb appeal with a tile roof, teal shutters, and manicured landscaping. Step inside to find a bright and inviting living area accented by large front windows, textured ceilings, and vintage character throughout. The kitchen provides ample cabinet space, tile countertops, and a built-in dining nook, for any potential gatherings. Multiple living and dining areas offer flexibility for family enjoyment or entertaining guests. This home is ready for its next chapter—whether you’re looking to restore its mid-century charm or update it with modern finishes, the possibilities are endless. Enjoy the fenced yard for pets, gardening, or relaxing outdoors. Don’t miss your chance to transform this gem into your dream home or next investment opportunity!

19. 2025-11-11
    listed $150,000 Active 972-char remark

    Show marketing remark (989 chars)

    Charming Brick Ranch with Endless Potential! Welcome to this classic single-story home offering timeless charm and a spacious layout for personalization. Situated behind a white picket fence, this property features great curb appeal with a tile roof, teal shutters, and manicured landscaping. Step inside to find a bright and inviting living area accented by large front windows, textured ceilings, and vintage character throughout. The kitchen provides ample cabinet space, tile countertops, and a built-in dining nook, for any potential gatherings. Multiple living and dining areas offer flexibility for family enjoyment or entertaining guests. This home is ready for its next chapter—whether you’re looking to restore its mid-century charm or update it with modern finishes, the possibilities are endless. Enjoy the fenced yard for pets, gardening, or relaxing outdoors. Don’t miss your chance to transform this gem into your dream home or next investment opportunity!

20. 2025-11-11
    listed $150,000 Active 989-char remark

    Show marketing remark (989 chars)

    Charming Brick Ranch with Endless Potential! Welcome to this classic single-story home offering timeless charm and a spacious layout for personalization. Situated behind a white picket fence, this property features great curb appeal with a tile roof, teal shutters, and manicured landscaping. Step inside to find a bright and inviting living area accented by large front windows, textured ceilings, and vintage character throughout. The kitchen provides ample cabinet space, tile countertops, and a built-in dining nook, for any potential gatherings. Multiple living and dining areas offer flexibility for family enjoyment or entertaining guests. This home is ready for its next chapter—whether you’re looking to restore its mid-century charm or update it with modern finishes, the possibilities are endless. Enjoy the fenced yard for pets, gardening, or relaxing outdoors. Don’t miss your chance to transform this gem into your dream home or next investment opportunity!

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,725
• − Mortgage interest: −$7,842
• − Property taxes: −$961
• − Insurance: −$700
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,073
• Taxable loss: −$1,207
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $1,452/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: St. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — North Vacherie

• Score: 59/100
• State rank: #284
• US rank: #20426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Vacherie, LA
• Population (ZIP): 7,471

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 35% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Lithuanian 9%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Spanish 2%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.73%
• Current HPI: 119.4805
• 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

-6.7% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $140,000 AcadianaMLS
• 2026-04-07 Price Changed $140,000 GSREIN
• 2025-11-11 Listed $150,000 GSREIN
• 2025-11-11 Listed $150,000 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2020): $961 · +29.3% YoY. Source: county tax records.