242 Sanaren St · Charenton, LA 70523

$88,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily · 394 Days on market

Built 1935 Fair condition 0.45 ac lot $75/sqft · 104% above area ↓ 15% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

Key facts

• Metal roof
• New water heater
• Cini match walls

Tags

• CYPRESS WOOD
• CINI MATCH WALLS
• TONGUE-AND-GROOVE DETAILING
• CORNER LOT
• METAL ROOF
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#259 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D+, schools F, amenities F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($608 loan paydown + $3k appreciation (3.0% local appreciation)).
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 394 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $43,216
• List price: $88,000
• Delta: 103.63%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.09×
• Total profit: $26,899
• Equity at exit: $39,569

10-year hold

• IRR: 20.5%
• Equity multiple: 3.96×
• Total profit: $72,975
• Equity at exit: $60,980

Cash invested: $24,640 (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 70523

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $256

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 72%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $88,000 Active 394 DOM
2. 2026-06-17
   days on market $88,000 Active 393 DOM
3. 2026-06-16
   days on market $88,000 Active 392 DOM
4. 2026-06-16
   price $88,000 Active 391 DOM
5. 2026-06-15
   days on market $89,000 Active 391 DOM
6. 2026-06-13
   days on market $89,000 Active 389 DOM
7. 2026-06-12
   days on market $89,000 Active 388 DOM
8. 2026-06-09
   days on market $89,000 Active 385 DOM
9. 2026-06-08
   days on market $89,000 Active 384 DOM
10. 2026-06-07
    days on market $89,000 Active 383 DOM
11. 2026-06-07
    days on market $89,000 Active 382 DOM
12. 2026-06-04
    days on market $89,000 Active 379 DOM
13. 2026-06-02
    pricedays on market $89,000 Active 378 DOM
14. 2026-06-01
    days on market $93,000 Active 377 DOM
15. 2026-05-31
    days on market $93,000 Active 376 DOM
16. 2026-05-31
    days on market $93,000 Active 375 DOM
17. 2026-04-17
    price $93,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

18. 2026-02-24
    price $91,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

19. 2026-01-10
    price $92,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

20. 2025-12-02
    price $93,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

21. 2025-11-12
    price $94,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

22. 2025-10-03
    price $95,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

23. 2025-09-01
    price $97,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

24. 2025-08-04
    price $99,000 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

25. 2025-07-30
    price $102,500 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

26. 2025-07-10
    price $107,500 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

27. 2025-05-20
    listed $110,000 Active 1991-char remark

    Show marketing remark (1991 chars)

    Well, look who just got a new fresh exterior look! Listed less than recent appraisal with important work Welcome to this charming property located in Charenton, Louisiana. Constructed in 1935, this home showcases craftsmanship, featuring durable cypress wood, Cini match walls, and tongue-and-groove detailing throughout. This home sits on a corner lot, offering proximity to local conveniences such as the post office, churches, grocery stores , Grand Lake levee and the Chitimacha Reservation.Living Space: The main house comprises three bedrooms, a cozy living room, a dining area, a functional kitchen, and a bathroom, preserving the timeless character of the original structure.- Enjoy peace of mind with a metal roof, a new water heater, upgraded gas line, and a new electrical panel.The home also has central heating and cooling for year-round comfort and spray foam ins- Accessible from the carport utility area, the garage apartment includes a small kitchen, a bathroom with a shower, and an open bedroom area, ideal for private guest accommodations, man cave or office.Additional Features:- Parking and Storage: Ample parking is available with a large two-car carport and additional covered parking, including space for your boat. Extra storage is provided with a workshop and storage shed. There is a large walk-in commercial cooler as well- Shaded by mature Louisiana trees, the property offers a serene and picturesque outdoor living environment. The spacious lot provides plenty of room for potential expansion, made easier with the home's pier foundation.- Location and Accessibility: Located within biking distance to Lake Fausse Pointe, Grand Lake, and Cypress Bayou Casino, this home offers access to both natural beauty and entertainment. It is a convenient 45-minute drive to Lafayette and approximately 90 minutes to New Orleans.- This property comes with no restrictions or HOA fees, adding to its appeal as a flexible and desirable living option.With its solid struc

28. 2025-03-14
    price $95,000
29. 2025-01-08
    price $99,500
30. 2024-11-18
    listed $110,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 24 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: $13,121
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,560
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,642/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home has a fair condition with moderate rehabilitation needs. The interior walls, kitchen, and bathrooms require significant updates to improve its appearance and increase its value.

Repairs flagged

• Major kitchen flooring — The flooring is worn and needs replacement.
• Major kitchen cabinetry — The cabinetry is outdated and in poor condition.
• Major bathroom flooring — The flooring is outdated and worn.
• Major bathroom fixtures — The fixtures are outdated and in poor condition.
• Major interior walls — The wallpaper and paint are outdated and in poor condition.

Value-add opportunities

• Both Paint the interior walls — Updating the interior walls with fresh paint can improve the home's appearance and increase its value.
• Both Replace the kitchen flooring — Replacing the worn kitchen flooring with new flooring can improve the home's appearance and increase its value.
• Both Replace the kitchen cabinetry — Updating the outdated kitchen cabinetry with new, modern cabinetry can improve the home's appearance and increase its value.
• Both Replace the bathroom flooring — Replacing the worn bathroom flooring with new flooring can improve the home's appearance and increase its value.
• Both Replace the bathroom fixtures — Updating the outdated bathroom fixtures with new, modern fixtures can improve the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen flooring · The flooring is worn and needs replacement.	Major	$15,000–50,000
kitchen cabinetry · The cabinetry is outdated and in poor condition.	Major	$15,000–50,000
bathroom flooring · The flooring is outdated and worn.	Major	$15,000–50,000
bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
interior walls · The wallpaper and paint are outdated and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Paint the interior walls — Updating the interior walls with fresh paint can improve the home's appearance and increase its value. ↑
• Both Replace the kitchen flooring — Replacing the worn kitchen flooring with new flooring can improve the home's appearance and increase its value. ↑
• Both Replace the kitchen cabinetry — Updating the outdated kitchen cabinetry with new, modern cabinetry can improve the home's appearance and increase its value. ↑
• Both Replace the bathroom flooring — Replacing the worn bathroom flooring with new flooring can improve the home's appearance and increase its value. ↑
• Both Replace the bathroom fixtures — Updating the outdated bathroom fixtures with new, modern fixtures can improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Charenton

• Score: 60/100
• State rank: #259
• US rank: #19181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charenton, LA
• City population: 444
• Population (ZIP): 444

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.88)
• Race & ethnicity: Native American 39% Black 24% White 24% Two or more races 10% Hispanic / Latino 3%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

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

-15.5% since first listed

14 events — show timeline

• 2026-04-17 Price Changed $93,000 AcadianaMLS
• 2026-02-24 Price Changed $91,000 AcadianaMLS
• 2026-01-10 Price Changed $92,000 AcadianaMLS
• 2025-12-02 Price Changed $93,000 AcadianaMLS
• 2025-11-12 Price Changed $94,000 AcadianaMLS
• 2025-10-03 Price Changed $95,000 AcadianaMLS
• 2025-09-01 Price Changed $97,000 AcadianaMLS
• 2025-08-04 Price Changed $99,000 AcadianaMLS
• 2025-07-30 Price Changed $102,500 AcadianaMLS
• 2025-07-10 Price Changed $107,500 AcadianaMLS
• 2025-05-20 Listed $110,000 AcadianaMLS
• 2025-03-14 Price Changed $95,000 AcadianaMLS
• 2025-01-08 Price Changed $99,500 AcadianaMLS
• 2024-11-18 Listed $110,000 AcadianaMLS