16061 Pride Port Hudson Rd · Central, LA 70770

$150,000

3 bd · 2.0 ba · 1,690 sqft · SingleFamily public records · 41 Days on market

Built 1978 2.28 ac lot $89/sqft · 31% below area Est $208k · 28% under

---

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 +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in the peaceful countryside of Zachary! This offering includes two separate properties with flexible purchase options, making it ideal for investors, renovators, or buyers seeking space and privacy. The main property features a three-bedroom, two-bath home situated on 2.31 acres. The house is in need of a full clean-out and renovation, presenting a great chance to customize and add value. The seller is negotiable, offering even more potential for a savvy buyer. Adjacent to the home is a separate 2.23-acre vacant lot, providing additional possibilities--build, expand, or hold as an investment. The properties may be purchased individually or together. Buyers interested in the home also have the option to secure the vacant land. Located in a quiet, rural setting, this property offers the charm of country living with plenty of room to grow.

Key facts

• Quiet rural setting
• 2.31 acres
• 2.23-acre vacant lot

Tags

• 2.31 ACRES
• 2.23-ACRE VACANT LOT
• QUIET RURAL SETTING

Property features AI

Exterior

• Parking: Has garage; Garage; Other unpaved parking
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built on a 2.28-acre lot
• Exterior features: No fencing; Composition roof

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Lighting

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $138k (7.8% below list).
• Recommended offer: $138k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 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 $4k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,311 (7.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 A-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?
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: 0.92% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $207,798
• List price: $150,000
• Delta: -27.81%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15211 Tom Drehr Rd	0.28mi	3/2.0	1,585 (-6%)	13mo	$215,000	$136	66

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,681
• Equity at exit: $22,365

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-494
• Equity at exit: $12,969

Cash invested: $42,000 (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 70770

• Home prices YoY: -30.8%
• Active inventory: 38
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $152

Break-even live

Break-even rent $1,191

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $237	-5% $194	+0% $152	+5% $109	+10% $67
Rent	-10% $42	-5% $97	+0% $152	+5% $206	+10% $261
Rate	-1.0pp $227	-0.5pp $190	base $152	+0.5pp $113	+1.0pp $73

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 41 DOM
2. 2026-06-17
   days on market $150,000 Active 40 DOM
3. 2026-06-16
   days on market $150,000 Active 39 DOM
4. 2026-06-15
   days on market $150,000 Active 38 DOM
5. 2026-06-14
   statusdays on market $150,000 Active 36 DOM
6. 2026-05-31
   statusdays on market $150,000 Pending 33 DOM
7. 2026-04-27
   listed $150,000 Active 872-char remark

   Show marketing remark (867 chars)

   Opportunity awaits in the peaceful countryside of Zachary! This offering includes two separate properties with flexible purchase options, making it ideal for investors, renovators, or buyers seeking space and privacy. The main property features a three-bedroom, two-bath home situated on 2.31 acres. The house is in need of a full clean-out and renovation, presenting a great chance to customize and add value. The seller is negotiable, offering even more potential for a savvy buyer. Adjacent to the home is a separate 2.23-acre vacant lot, providing additional possibilities--build, expand, or hold as an investment. The properties may be purchased individually or together. Buyers interested in the home also have the option to secure the vacant land. Located in a quiet, rural setting, this property offers the charm of country living with plenty of room to grow.

8. 2026-04-27
   listed $150,000 Active 867-char remark

   Show marketing remark (867 chars)

   Opportunity awaits in the peaceful countryside of Zachary! This offering includes two separate properties with flexible purchase options, making it ideal for investors, renovators, or buyers seeking space and privacy. The main property features a three-bedroom, two-bath home situated on 2.31 acres. The house is in need of a full clean-out and renovation, presenting a great chance to customize and add value. The seller is negotiable, offering even more potential for a savvy buyer. Adjacent to the home is a separate 2.23-acre vacant lot, providing additional possibilities--build, expand, or hold as an investment. The properties may be purchased individually or together. Buyers interested in the home also have the option to secure the vacant land. Located in a quiet, rural setting, this property offers the charm of country living with plenty of room to grow.

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,102 · $92/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,597
• − Mortgage interest: −$8,402
• − Property taxes: −$1,102
• − Insurance: −$750
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,364
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,983/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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,403
• Population (ZIP): 3,279

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Iranian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.70%
• Current HPI: 187.8011
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-10 Relisted — AcadianaMLS
• 2026-06-10 Relisted — GBRMLS
• 2026-05-30 Pending — AcadianaMLS
• 2026-05-30 Pending — GBRMLS
• 2026-04-27 Listed $150,000 GBRMLS
• 2026-04-27 Listed $150,000 AcadianaMLS

Property tax history

+34.3%/yr

Latest (2025): $1,102 · -0.4% YoY. Source: county tax records.