210 Short St · Amite City, LA 70422

$190,000

3 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 51 Days on market

Built 1954 0.33 ac lot $96/sqft · 38% above area Est $131k · 45% 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
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bath spacious home offers 1,988 square feet of living space in city limits on a spacious 0.33 acre lot within city limits. The property features fenced-in ample space backyard, play space for pets, outdoor entertaining area, along with a concrete patio. Shed. Conveniently located just minutes from local restaurants, shopping, and everyday amenities. Roof Installed 2022. AC & Water Heater is 2020. With a little TLC, this property has the potential to become your dream home.

Key facts

• Concrete patio
• Play space for pets
• 0.33 acre lot

Tags

• FENCED-IN AMPLE SPACE BACKYARD
• OUTDOOR ENTERTAINING AREA
• CONCRETE PATIO
• PLAY SPACE FOR PETS

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces; Boat parking; RV access/parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; Raised foundation; Brick, cedar and glass exterior elements; Shingle roof; Property in very good condition; Renovated in 2025 (including new French doors)
• Construction: Shingle roof; Constructed with brick, cedar and glass; Raised foundation; Roof replaced in 2022; Upstairs furnaces updated in 2022; Water heater replaced in 2020
• Exterior features: Courtyard; Fenced yard; Oversized concrete patio; Storage shed(s); Waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedrooms with new laminate flooring (renovated 2025)
• Flooring: New laminate flooring in bedrooms (2025)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Air conditioning (installed 2021)
• Interior features: Ceiling fans; High-speed internet available; Cable TV ready; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup

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 $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#223 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, housing D, schools D-.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 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.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $65k; list at $190k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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: 1.25% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $131,114
• List price: $190,000
• Delta: 44.91%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 E Pine St	0.46mi	2/2.0 (-1)	1,703 (-14%)	13mo	$130,000	$76	39

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $16,976
• Equity at exit: $28,330

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $76,071
• 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 70422

• Active inventory: 86
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $751

Break-even live

Break-even rent $1,429

Max offer price $190,000

Occupancy floor 63%

Sensitivity live

Price	-10% $859	-5% $805	+0% $751	+5% $697	+10% $644
Rent	-10% $563	-5% $657	+0% $751	+5% $845	+10% $939
Rate	-1.0pp $847	-0.5pp $799	base $751	+0.5pp $702	+1.0pp $652

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: —

Listing history 20 events

1. 2026-06-19
   days on market $190,000 Active 51 DOM
2. 2026-06-18
   days on market $190,000 Active 50 DOM
3. 2026-06-17
   days on market $190,000 Active 49 DOM
4. 2026-06-16
   days on market $190,000 Active 48 DOM
5. 2026-06-15
   days on market $190,000 Active 47 DOM
6. 2026-06-14
   days on market $190,000 Active 45 DOM
7. 2026-06-13
   days on market $190,000 Active 44 DOM
8. 2026-06-10
   days on market $190,000 Active 42 DOM
9. 2026-06-09
   days on market $190,000 Active 41 DOM
10. 2026-06-08
    days on market $190,000 Active 40 DOM
11. 2026-06-07
    days on market $190,000 Active 39 DOM
12. 2026-06-05
    days on market $190,000 Active 36 DOM
13. 2026-06-03
    days on market $190,000 Active 35 DOM
14. 2026-06-02
    days on market $190,000 Active 34 DOM
15. 2026-06-01
    days on market $190,000 Active 33 DOM
16. 2026-05-31
    days on market $190,000 Active 32 DOM
17. 2026-05-30
    days on market $190,000 Active 31 DOM
18. 2026-04-29
    listed $190,000 Active 510-char remark

    Show marketing remark (508 chars)

    This charming 3-bedroom, 2-bath spacious home offers 1,988 square feet of living space in city limits on a spacious 0.33 acre lot within city limits. The property features fenced-in ample space backyard, play space for pets, outdoor entertaining area, along with a concrete patio. Shed. Conveniently located just minutes from local restaurants, shopping, and everyday amenities. Roof Installed 2022. AC & Water Heater is 2020. With a little TLC, this property has the potential to become your dream home.

19. 2026-04-29
    listed $190,000 Active 508-char remark

    Show marketing remark (508 chars)

    This charming 3-bedroom, 2-bath spacious home offers 1,988 square feet of living space in city limits on a spacious 0.33 acre lot within city limits. The property features fenced-in ample space backyard, play space for pets, outdoor entertaining area, along with a concrete patio. Shed. Conveniently located just minutes from local restaurants, shopping, and everyday amenities. Roof Installed 2022. AC & Water Heater is 2020. With a little TLC, this property has the potential to become your dream home.

20. 1999-12-01
    soldstatus $65,000

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$409/yr (+$34/mo · 64.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,553
• − Mortgage interest: −$10,643
• − Property taxes: −$636
• − Insurance: −$950
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$5,527
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $7,519/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Amite City

• Score: 62/100
• State rank: #223
• US rank: #17049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amite City, LA
• Population (ZIP): 13,670

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 42% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.04%
• Current HPI: 111.207
• 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

+192.3% since first listed

3 events — show timeline

• 2026-04-29 Listed $190,000 AcadianaMLS
• 2026-04-29 Listed $190,000 GSREIN
• 1999-12-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $636 · +1.2% YoY. Source: county tax records.