1333 3rd St · Lutcher, LA 70071

$89,000

2 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 66 Days on market

Built 1949 $55/sqft · 64% 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +7.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity! This 2-bedroom, 1-bath home is full of potential and ready for your vision. Located near Lutcher High School, it offers convenience along with a spacious yard and solid layout. The property includes an additional area that could easily be converted into a third bedroom, office, or flex space. There's also a 1-car garage for parking or extra storage. This home does need significant repairs and updates, making it ideal for investors, flippers, or buyers looking to customize a property to their liking.

Key facts

• Spacious yard
• Office
• Flex space

Tags

• SPACIOUS YARD
• SOLID LAYOUT
• THIRD BEDROOM
• OFFICE
• FLEX SPACE
• 1-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#98 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Paulina Elementary School (math 37% / reading 42%, grade F, #224 of 646 statewide, top 37%, 774 students, 61% FRL); Lutcher High School (math 35% / reading 48%, grade F, #71 of 265 statewide, top 27%, 1,043 students, 44% FRL).
• Market conditions: 15 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $4k appreciation (4.0% local appreciation)).
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.20% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $181,691
• List price: $89,000
• Delta: -51.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 George Street St	0.36mi	3/2.0 (+1)	1,653 (+2%)	4mo	$207,000	$125	72
2220 S Central Ave	0.48mi	3/2.0 (+1)	1,600 (-1%)	2mo	$198,000	$124	69
1179 Desoto Dr	0.36mi	3/2.0 (+1)	1,449 (-11%)	0mo	$230,000	$159	60
1617 3rd St	0.53mi	3/2.0 (+1)	1,648 (+2%)	11mo	$194,900	$118	58
333 N Millet Ave	0.64mi	3/2.0 (+1)	1,569 (-3%)	2mo	$189,000	$120	58
254 Pecan Ln	0.74mi	3/2.0 (+1)	1,565 (-4%)	1mo	$130,000	$83	54
1355 3rd St	0.04mi	3/2.0 (+1)	1,418 (-13%)	23mo	$170,000	$120	53
342 N Airline Ave	0.55mi	3/2.0 (+1)	1,542 (-5%)	18mo	$229,000	$149	46
311 N Millet Ave	0.62mi	3/2.0 (+1)	1,826 (+13%)	1mo	$224,900	$123	44
2123 Miles St	0.71mi	3/2.0 (+1)	1,785 (+10%)	8mo	$296,000	$166	38
124 N Ezidore Ave	0.52mi	3/2.0 (+1)	1,836 (+13%)	18mo	$190,000	$103	34
2169 S Albert St	0.52mi	3/1.0 (+1)	1,435 (-12%)	23mo	$145,000	$101	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.21×
• Total profit: $30,201
• Equity at exit: $44,991

10-year hold

• IRR: 20.7%
• Equity multiple: 4.26×
• Total profit: $81,275
• Equity at exit: $73,480

Cash invested: $24,920 (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 70071

• Home prices YoY: 3.5%
• Active inventory: 15
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $232

Break-even live

Break-even rent $775

Max offer price $89,000

Occupancy floor 73%

Sensitivity live

Price	-10% $283	-5% $257	+0% $232	+5% $207	+10% $182
Rent	-10% $148	-5% $190	+0% $232	+5% $274	+10% $317
Rate	-1.0pp $277	-0.5pp $255	base $232	+0.5pp $209	+1.0pp $186

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,000 Active 66 DOM
2. 2026-06-19
   days on market $89,000 Active 64 DOM
3. 2026-06-18
   days on market $89,000 Active 63 DOM
4. 2026-06-17
   days on market $89,000 Active 62 DOM
5. 2026-06-16
   days on market $89,000 Active 61 DOM
6. 2026-06-15
   days on market $89,000 Active 60 DOM
7. 2026-06-14
   days on market $89,000 Active 58 DOM
8. 2026-06-13
   days on market $89,000 Active 57 DOM
9. 2026-06-10
   days on market $89,000 Active 55 DOM
10. 2026-06-09
    days on market $89,000 Active 54 DOM
11. 2026-06-08
    days on market $89,000 Active 53 DOM
12. 2026-06-07
    days on market $89,000 Active 52 DOM
13. 2026-06-05
    days on market $89,000 Active 49 DOM
14. 2026-06-02
    days on market $89,000 Active 47 DOM
15. 2026-06-01
    days on market $89,000 Active 46 DOM
16. 2026-05-31
    days on market $89,000 Active 45 DOM
17. 2026-05-30
    days on market $89,000 Active 44 DOM
18. 2026-05-19
    price $89,000 534-char remark

    Show marketing remark (540 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is full of potential and ready for your vision. Located near Lutcher High School, it offers convenience along with a spacious yard and solid layout. The property includes an additional area that could easily be converted into a third bedroom, office, or flex space. There’s also a 1-car garage for parking or extra storage. This home does need significant repairs and updates, making it ideal for investors, flippers, or buyers looking to customize a property to their liking.

19. 2026-05-19
    price $89,000 540-char remark

    Show marketing remark (540 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is full of potential and ready for your vision. Located near Lutcher High School, it offers convenience along with a spacious yard and solid layout. The property includes an additional area that could easily be converted into a third bedroom, office, or flex space. There’s also a 1-car garage for parking or extra storage. This home does need significant repairs and updates, making it ideal for investors, flippers, or buyers looking to customize a property to their liking.

20. 2026-04-14
    listed $99,000 Active 534-char remark

    Show marketing remark (540 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is full of potential and ready for your vision. Located near Lutcher High School, it offers convenience along with a spacious yard and solid layout. The property includes an additional area that could easily be converted into a third bedroom, office, or flex space. There’s also a 1-car garage for parking or extra storage. This home does need significant repairs and updates, making it ideal for investors, flippers, or buyers looking to customize a property to their liking.

21. 2026-04-14
    listed $99,000 Active 540-char remark

    Show marketing remark (540 chars)

    Great investment opportunity! This 2-bedroom, 1-bath home is full of potential and ready for your vision. Located near Lutcher High School, it offers convenience along with a spacious yard and solid layout. The property includes an additional area that could easily be converted into a third bedroom, office, or flex space. There’s also a 1-car garage for parking or extra storage. This home does need significant repairs and updates, making it ideal for investors, flippers, or buyers looking to customize a property to their liking.

22. 2005-05-05
    soldstatus $76,000
23. 2004-06-24
    soldstatus $76,000
24. 2003-11-13
    listed $79,900
25. 2003-11-13
    listed $79,900

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,826
• − Mortgage interest: −$4,985
• − Property taxes: −$1,300
• − Insurance: −$445
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,589
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,438/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. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Lutcher

• Score: 68/100
• State rank: #98
• US rank: #9911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lutcher, LA
• City population: 3,123
• Population (ZIP): 3,123

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Slovak 1% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 118.976
• 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

+11.4% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $89,000 AcadianaMLS
• 2026-05-19 Price Changed $89,000 GSREIN
• 2026-04-14 Listed $99,000 GSREIN
• 2026-04-14 Listed $99,000 AcadianaMLS
• 2005-05-05 Sold (Public Records) $76,000 Public Records
• 2004-06-24 Sold (MLS) $76,000 GSREIN
• 2003-11-13 Listed $79,900 AcadianaMLS
• 2003-11-13 Listed $79,900 GSREIN

Property tax history

+3.2%/yr

Latest (2025): $1,300 · +0.0% YoY. Source: county tax records.