1072 Old Henderson Hwy · Henderson, LA 70517

$70,000

3 bd · 1.0 ba · 1,092 sqft · Other public records · 46 Days on market

Built 1988 1.82 ac lot $64/sqft · 57% 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
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on approximately 1.8 acres, this 3 bedroom, 1 bathroom home offers a great opportunity for buyers looking for space, privacy, and the chance to make a property their own. Set beneath mature trees, the homesite provides a peaceful setting with room to expand, garden, or create additional outdoor living space. Inside, the home features a spacious kitchen and living room layout and solid potential for renovation and updates. Important improvements already in place include a roof that is approximately 5 years old and an AC system that is approximately 6 years old. Whether you are looking for your next investment property, renovation project, or a home with acreage to customize, this fixer-upper offers a strong starting point and plenty of possibilities.

Key facts

• 1.8 acres
• Living room layout
• Spacious kitchen

Tags

• 1.8 ACRES
• MATURE TREES
• PEACEFUL SETTING
• SPACIOUS KITCHEN
• LIVING ROOM LAYOUT
• ROOF APPROXIMATELY 5 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#263 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B+; Watch: schools F, amenities F, commute F.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 276 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.88% ✓
• Cap rate: 16.28%
• Cash-on-cash: 35.67%
• DSCR: 2.59
• GRM: 4.4

CMA / ARV

• ARV (median comp): $165,020
• List price: $70,000
• Delta: -57.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 2.31×
• Total profit: $25,771
• Equity at exit: $10,437

10-year hold

• IRR: 38.5%
• Equity multiple: 4.58×
• Total profit: $70,236
• Equity at exit: $6,052

Cash invested: $19,600 (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 70517

• Home prices YoY: -33.7%
• Active inventory: 276
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $583

Break-even live

Break-even rent $575

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $70,000 Pending 46 DOM
2. 2026-06-09
   days on market $70,000 Active 46 DOM
3. 2026-06-08
   days on market $70,000 Active 45 DOM
4. 2026-06-07
   days on market $70,000 Active 44 DOM
5. 2026-06-05
   days on market $70,000 Active 41 DOM
6. 2026-06-02
   days on market $70,000 Active 39 DOM
7. 2026-06-01
   days on market $70,000 Active 38 DOM
8. 2026-05-31
   days on market $70,000 Active 37 DOM
9. 2026-05-30
   days on market $70,000 Active 36 DOM
10. 2026-05-04
    status Active 768-char remark

    Show marketing remark (768 chars)

    Situated on approximately 1.8 acres, this 3 bedroom, 1 bathroom home offers a great opportunity for buyers looking for space, privacy, and the chance to make a property their own. Set beneath mature trees, the homesite provides a peaceful setting with room to expand, garden, or create additional outdoor living space. Inside, the home features a spacious kitchen and living room layout and solid potential for renovation and updates. Important improvements already in place include a roof that is approximately 5 years old and an AC system that is approximately 6 years old. Whether you are looking for your next investment property, renovation project, or a home with acreage to customize, this fixer-upper offers a strong starting point and plenty of possibilities.

11. 2026-04-27
    status Pending 768-char remark

    Show marketing remark (768 chars)

    Situated on approximately 1.8 acres, this 3 bedroom, 1 bathroom home offers a great opportunity for buyers looking for space, privacy, and the chance to make a property their own. Set beneath mature trees, the homesite provides a peaceful setting with room to expand, garden, or create additional outdoor living space. Inside, the home features a spacious kitchen and living room layout and solid potential for renovation and updates. Important improvements already in place include a roof that is approximately 5 years old and an AC system that is approximately 6 years old. Whether you are looking for your next investment property, renovation project, or a home with acreage to customize, this fixer-upper offers a strong starting point and plenty of possibilities.

12. 2026-04-17
    listed $75,000 Active 768-char remark

    Show marketing remark (768 chars)

    Situated on approximately 1.8 acres, this 3 bedroom, 1 bathroom home offers a great opportunity for buyers looking for space, privacy, and the chance to make a property their own. Set beneath mature trees, the homesite provides a peaceful setting with room to expand, garden, or create additional outdoor living space. Inside, the home features a spacious kitchen and living room layout and solid potential for renovation and updates. Important improvements already in place include a roof that is approximately 5 years old and an AC system that is approximately 6 years old. Whether you are looking for your next investment property, renovation project, or a home with acreage to customize, this fixer-upper offers a strong starting point and plenty of possibilities.

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,757
• − Mortgage interest: −$3,921
• − Property taxes: −$700
• − Insurance: −$350
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,036
• Taxable income: $6,228
• Est. tax owed @ 24.0%: −$1,495
• After-tax cash flow: $5,498/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — Henderson

• Score: 60/100
• State rank: #263
• US rank: #19364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henderson, LA
• Population (ZIP): 26,570

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 87% English-only · French/Haitian/Cajun 9% Spanish 3% Vietnamese 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.00%
• Current HPI: 143.4293
• 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

3 events — show timeline

• 2026-05-04 Relisted — AcadianaMLS
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-17 Listed $75,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $700 · +0.0% YoY. Source: county tax records.