44575 Braud St · Sorrento, LA 70778

$22,900

1 bd · 1.0 ba · 1,330 sqft · SingleFamily · 83 Days on market

Built 1950 0.39 ac lot ↓ 39% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• 1% rule +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.39 acre lot
• 2 parking spots
• Built 1950

🔨 Auction listing. The $22,900 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $208,829 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $-825 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $22k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.0% vs local median 2.5% in Sorrento — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#28 in LA, #4,890 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 579 units permitted in Ascension Parish in 2024 (0 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.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,526 (6.0% 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 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.50% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 16.7

CMA / ARV

• ARV (median comp): $208,829
• List price: $22,900
• Delta: -89.03%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8121 Main St	0.34mi	2/1.0 (+1)	1,152 (-13%)	5mo	$199,900	$174	53

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: -49.6%
• Equity multiple: -0.47×
• Total profit: $-86,222
• Equity at exit: $31,137

10-year hold

• IRR: -96.9%
• Equity multiple: -1.43×
• Total profit: $-142,140
• Equity at exit: $18,056

Cash invested: $58,472 (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 70778

• Home prices YoY: -21.0%
• Active inventory: 34
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$1,095
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-825

Break-even live

Break-even rent $2,085

Max offer price $63,147

Occupancy floor —

Sensitivity live

Price	-10% $-706	-5% $-766	+0% $-825	+5% $-884	+10% $-943
Rent	-10% $-907	-5% $-866	+0% $-825	+5% $-784	+10% $-742
Rate	-1.0pp $-720	-0.5pp $-772	base $-825	+0.5pp $-879	+1.0pp $-934

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: $52,207
• Closing costs: $6,265
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   price $22,900 534-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

2. 2026-05-12
   price $22,900 536-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

3. 2026-04-25
   price $24,600 534-char remark

   Show marketing remark (534 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

4. 2026-04-24
   price $24,600 536-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

5. 2026-04-08
   price $27,700 534-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

6. 2026-04-08
   price $27,700 536-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

7. 2026-03-24
   price $33,300 534-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

8. 2026-03-24
   price $33,300 536-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

9. 2026-03-05
   listed $37,700 Active 534-char remark

   Show marketing remark (536 chars)

   Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

10. 2026-03-05
    listed $37,700 Active 536-char remark

    Show marketing remark (536 chars)

    Opportunity awaits in this one bedroom, one bath home with carport parking. Some work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

11. 2008-01-11
    soldstatus

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $465 · $39/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 8/10 Severe FEMA zone AE · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,497
• − Mortgage interest: −$11,698
• − Property taxes: −$465
• − Insurance: −$6,163
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$6,075
• Taxable loss: −$13,902
• Est. tax savings @ 24.0%: +$3,337
• After-tax cash flow: $-6,560/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: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Sorrento

• Score: 74/100
• State rank: #28
• US rank: #4890

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sorrento, LA
• Population (ZIP): 2,879

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 19% Serbian 5% Italian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 143.018
• 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

-39.3% since first listed

11 events — show timeline

• 2026-05-12 Price Changed $22,900 AcadianaMLS
• 2026-05-12 Price Changed $22,900 GSREIN
• 2026-04-25 Price Changed $24,600 AcadianaMLS
• 2026-04-24 Price Changed $24,600 GSREIN
• 2026-04-08 Price Changed $27,700 AcadianaMLS
• 2026-04-08 Price Changed $27,700 GSREIN
• 2026-03-24 Price Changed $33,300 AcadianaMLS
• 2026-03-24 Price Changed $33,300 GSREIN
• 2026-03-05 Listed $37,700 GSREIN
• 2026-03-05 Listed $37,700 AcadianaMLS
• 2008-01-11 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $465 · -1.4% YoY. Source: county tax records.