100 Historic West St · Garyville, LA 70051

$139,900

3 bd · 2.0 ba · 1,039 sqft · SingleFamily · 63 Days on market

Built 2005 10,667 sqft lot $135/sqft · 30% below area Est $200k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +10.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home featuring an open-concept layout designed for comfortable everyday living and easy entertaining. The spacious floor plan offers seamless flow between the main living, dining, and kitchen areas, creating a bright and functional living space. Great opportunity for first time homebuyer or those looking to add to a portfolio or purchase a home with versatile occupancy options. Conveniently located near local amenities, shopping, and major routes. A smart opportunity with strong potential—schedule your private showing today.

Key facts

• Spacious floor plan
• Tenant-occupied
• Conveniently located

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FLOOR PLAN
• TENANT-OCCUPIED
• FLEXIBILITY FOR INVESTORS
• VERSATILE OCCUPANCY OPTIONS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (14.8% below list).
• Recommended offer: $119k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#154 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $44k; list at $140k implies a 218% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,165 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (median comp): $199,900
• List price: $139,900
• Delta: -30.02%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $74,593
• Equity at exit: $126,033

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $220,972
• Equity at exit: $271,795

Cash invested: $39,172 (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 70051

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-25

Break-even live

Break-even rent $1,224

Max offer price $136,223

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $23	+0% $-25	+5% $-74	+10% $-122
Rent	-10% $-120	-5% $-72	+0% $-25	+5% $22	+10% $69
Rate	-1.0pp $45	-0.5pp $10	base $-25	+0.5pp $-62	+1.0pp $-99

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $139,900 Active 63 DOM
2. 2026-06-18
   days on market $139,900 Active 62 DOM
3. 2026-06-17
   days on market $139,900 Active 61 DOM
4. 2026-06-16
   days on market $139,900 Active 60 DOM
5. 2026-06-15
   days on market $139,900 Active 59 DOM
6. 2026-06-14
   days on market $139,900 Active 57 DOM
7. 2026-06-13
   days on market $139,900 Active 56 DOM
8. 2026-06-10
   days on market $139,900 Active 54 DOM
9. 2026-06-09
   days on market $139,900 Active 53 DOM
10. 2026-06-08
    days on market $139,900 Active 52 DOM
11. 2026-06-07
    days on market $139,900 Active 51 DOM
12. 2026-06-02
    days on market $139,900 Active 46 DOM
13. 2026-06-01
    days on market $139,900 Active 45 DOM
14. 2026-05-31
    days on market $139,900 Active 44 DOM
15. 2026-05-30
    days on market $139,900 Active 43 DOM
16. 2026-04-17
    listed $139,900 Active 564-char remark

    Show marketing remark (558 chars)

    Charming 3-bedroom, 2-bath home featuring an open-concept layout designed for comfortable everyday living and easy entertaining. The spacious floor plan offers seamless flow between the main living, dining, and kitchen areas, creating a bright and functional living space. Great opportunity for first time homebuyer or those looking to add to a portfolio or purchase a home with versatile occupancy options. Conveniently located near local amenities, shopping, and major routes. A smart opportunity with strong potential--schedule your private showing today.

17. 2026-04-17
    listed $139,900 Active 558-char remark

    Show marketing remark (558 chars)

    Charming 3-bedroom, 2-bath home featuring an open-concept layout designed for comfortable everyday living and easy entertaining. The spacious floor plan offers seamless flow between the main living, dining, and kitchen areas, creating a bright and functional living space. Great opportunity for first time homebuyer or those looking to add to a portfolio or purchase a home with versatile occupancy options. Conveniently located near local amenities, shopping, and major routes. A smart opportunity with strong potential--schedule your private showing today.

18. 2019-06-21
    soldstatus $44,000 Closed
19. 2019-05-28
    status Pending
20. 2019-05-22
    status Active
21. 2019-05-10
    status Pending
22. 2019-05-04
    listed $42,000 Active
23. 2019-05-04
    listed $42,000
24. 2006-05-24
    soldstatus $102,650
25. 2005-11-11
    listed $102,650
26. 2005-11-11
    listed $102,650

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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: $14,300
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$4,070
• Taxable loss: −$2,693
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $341/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. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Garyville

• Score: 65/100
• State rank: #154
• US rank: #13042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garyville, LA
• City population: 2,045
• Population (ZIP): 1,913

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 4%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.23%
• Current HPI: 190.43
• 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

+36.3% since first listed

11 events — show timeline

• 2026-04-17 Listed $139,900 AcadianaMLS
• 2026-04-17 Listed $139,900 GSREIN
• 2019-06-21 Sold (MLS) $44,000 GSREIN
• 2019-05-28 Pending — GSREIN
• 2019-05-22 Relisted — GSREIN
• 2019-05-10 Pending — GSREIN
• 2019-05-04 Listed $42,000 AcadianaMLS
• 2019-05-04 Listed $42,000 GSREIN
• 2006-05-24 Sold (MLS) $102,650 GSREIN
• 2005-11-11 Listed $102,650 AcadianaMLS
• 2005-11-11 Listed $102,650 GSREIN