10635 Bayou Rd · Maringouin, LA 70757

$134,900

3 bd · 1.0 ba · 1,545 sqft · SingleFamily · 16 Days on market

Built 1940 9,583 sqft lot Est $148k · 9% under

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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 +18.8/30.0
• ARV discount +11.6/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Located in the charming town of Maringouin, this cottage is located on a corner lot overlooking the bayou. The cottage has original wood floors, high celings, cypress siding, and is filled with historical character. The covered front porch is inviting to sit and relax in the country town but only 25 minutes from the Mississippi River bridge. The roof is only 3 years old and the HVAC 5 years.

Key facts

• Covered front porch
• Cypress siding
• Historical character

Tags

• CORNER LOT
• OVERLOOKING THE BAYOU
• ORIGINAL WOOD FLOORS
• CYPRESS SIDING
• COVERED FRONT PORCH
• HISTORICAL CHARACTER

Property features AI

Exterior

• Parking: Detached garage; Gravel parking; Total of 4 parking spaces
• Utilities: Water source: Other
• Home design: Single-family residence (detached); Residential property; Possible agricultural use
• Construction: Wood siding/frame construction; Composition roof; Pillar/post/pier foundation; Built in 2013
• Exterior features: Porch; Partial wood fencing; On the waterfront

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Refrigerator
• Flooring: Tile; Wood; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/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 $121k (10.0% below list).
• Recommended offer: $121k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#163 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment D, crime F, amenities F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 8 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 11 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 $67k; list at $135k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,363 (10.0% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $148,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10370 Old Highway 77	0.25mi	2/1.0 (-1)	1,694 (+10%)	12mo	$80,000	$47	58
10950 Mills St	0.45mi	3/1.0	1,400 (-9%)	20mo	$135,000	$96	47

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: 11.5%
• Equity multiple: 1.66×
• Total profit: $24,824
• Equity at exit: $60,657

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $76,242
• Equity at exit: $93,479

Cash invested: $37,772 (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 70757

• Active inventory: 8
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $135

Break-even live

Break-even rent $1,042

Max offer price $134,900

Occupancy floor 84%

Sensitivity live

Price	-10% $212	-5% $174	+0% $135	+5% $97	+10% $59
Rent	-10% $39	-5% $87	+0% $135	+5% $183	+10% $231
Rate	-1.0pp $203	-0.5pp $170	base $135	+0.5pp $100	+1.0pp $65

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   statusdays on market $134,900 Pending 16 DOM
2. 2026-06-18
   days on market $134,900 Active 15 DOM
3. 2026-06-17
   days on market $134,900 Active 14 DOM
4. 2026-06-16
   days on market $134,900 Active 13 DOM
5. 2026-06-15
   days on market $134,900 Active 12 DOM
6. 2026-06-14
   days on market $134,900 Active 10 DOM
7. 2026-06-13
   pricedays on market $134,900 Active 9 DOM
8. 2026-06-10
   days on market $139,900 Active 7 DOM
9. 2026-06-09
   days on market $139,900 Active 6 DOM
10. 2026-06-08
    days on market $139,900 Active 5 DOM
11. 2026-06-07
    days on market $139,900 Active 4 DOM
12. 2026-06-03
    remarks 394-char remark
13. 2026-06-03
    listed $139,900 Active 1 DOM

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$25/yr (+$2/mo · 3.5%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,564
• − Mortgage interest: −$7,556
• − Property taxes: −$717
• − Insurance: −$674
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,924
• Taxable loss: −$639
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,778/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Maringouin

• Score: 64/100
• State rank: #163
• US rank: #13898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maringouin, LA
• Population (ZIP): 2,204

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+133.6% since first listed

14 events — show timeline

• 2026-06-03 Listed $139,900 GBRMLS
• 2011-07-21 Sold (Public Records) $67,000 Public Records
• 2011-07-15 Sold (MLS) — GBRMLS
• 2011-05-04 Listed $75,000 AcadianaMLS
• 2011-05-04 Listed $75,000 GBRMLS
• 2010-09-13 Listed $79,900 AcadianaMLS
• 2010-09-13 Listed $79,900 GBRMLS
• 2010-03-17 Listed $84,600 AcadianaMLS
• 2009-02-17 Sold (Public Records) — Public Records
• 2004-04-29 Listed $59,900 AcadianaMLS
• 2004-04-29 Listed $59,900 GBRMLS
• 2003-07-26 Listed $76,000 AcadianaMLS
• 2003-07-26 Listed $76,000 GBRMLS
• 2001-08-22 Listed $59,900 AcadianaMLS

Property tax history

+0.0%/yr

Latest (2024): $717 · +0.0% YoY. Source: county tax records.