172 Dorseyville Ln · Belle Rose, LA 70341

$65,000

3 bd · 1.0 ba · 1,151 sqft · SingleFamily · 39 Days on market

Built 1972 4,791 sqft lot Est $81k · 19% under ↓ 13% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COUNTRY QUIET!! Calling all investors or first-time homebuyers! This three-bedroom, one-bath home offers solid bones and room to personalize. Featuring an eat-in kitchen, a spacious family room, and a separate den--there's flexibility to create the space you need. Vinyl flooring runs throughout the home. A single-car carport provides off-street parking. Easy access to local amenities--don't miss this great opportunity to own at an affordable price!

Key facts

• Vinyl flooring
• Separate den
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• SEPARATE DEN
• VINYL FLOORING
• SINGLE-CAR CARPORT
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Carport for 2 vehicles; Driveway; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Vinyl siding with frame construction
• Exterior features: Composition roof; Yard shed(s); Lot roughly 80 x 63 x 80 x 62 (approximately 0.11 acres)

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Laminate and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#235 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Assumption County population projected at -15% 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
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: 1.77% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.09%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $80,570
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Greenbriar St	0.42mi	3/1.0	1,064 (-8%)	15mo	$75,000	$70	55

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $21,426
• Equity at exit: $9,692

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $59,789
• Equity at exit: $5,620

Cash invested: $18,200 (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 70341

• Home prices YoY: -24.0%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $502

Break-even live

Break-even rent $518

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 39 DOM
2. 2026-06-18
   days on market $65,000 Active 38 DOM
3. 2026-06-17
   days on market $65,000 Active 37 DOM
4. 2026-06-16
   days on market $65,000 Active 36 DOM
5. 2026-06-15
   days on market $65,000 Active 35 DOM
6. 2026-06-14
   days on market $65,000 Active 33 DOM
7. 2026-06-13
   days on market $65,000 Active 32 DOM
8. 2026-06-10
   days on market $65,000 Active 30 DOM
9. 2026-06-09
   days on market $65,000 Active 29 DOM
10. 2026-06-08
    days on market $65,000 Active 28 DOM
11. 2026-06-07
    days on market $65,000 Active 27 DOM
12. 2026-06-03
    days on market $65,000 Active 23 DOM
13. 2026-06-02
    days on market $65,000 Active 22 DOM
14. 2026-06-01
    days on market $65,000 Active 21 DOM
15. 2026-05-31
    days on market $65,000 Active 20 DOM
16. 2026-05-30
    days on market $65,000 Active 19 DOM
17. 2026-05-11
    listed $65,000 Active

    Show marketing remark (452 chars)

    COUNTRY QUIET!! Calling all investors or first-time homebuyers! This three-bedroom, one-bath home offers solid bones and room to personalize. Featuring an eat-in kitchen, a spacious family room, and a separate den--there's flexibility to create the space you need. Vinyl flooring runs throughout the home. A single-car carport provides off-street parking. Easy access to local amenities--don't miss this great opportunity to own at an affordable price!

18. 2026-05-11
    listed $65,000 Active 452-char remark

    Show marketing remark (452 chars)

    COUNTRY QUIET!! Calling all investors or first-time homebuyers! This three-bedroom, one-bath home offers solid bones and room to personalize. Featuring an eat-in kitchen, a spacious family room, and a separate den--there's flexibility to create the space you need. Vinyl flooring runs throughout the home. A single-car carport provides off-street parking. Easy access to local amenities--don't miss this great opportunity to own at an affordable price!

19. 2026-01-14
    price $69,990
20. 2026-01-14
    price $69,990
21. 2025-08-13
    listed $72,990 Active
22. 2025-08-13
    listed $72,990 Active
23. 2025-01-17
    listed $74,900 Active
24. 2025-01-17
    listed $74,900 Active
25. 2023-11-04
    historical
26. 2023-05-23
    listed $74,900 Active
27. 2023-05-23
    listed $74,900

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $493 · $41/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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,837
• − Mortgage interest: −$3,641
• − Property taxes: −$493
• − Insurance: −$325
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$1,891
• Taxable income: $5,273
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,757/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Belle Rose

• Score: 61/100
• State rank: #235
• US rank: #17942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,857

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 32% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 12% Italian 1% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.66%
• Current HPI: 179.78
• 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

-13.2% since first listed

11 events — show timeline

• 2026-05-11 Listed $65,000 GBRMLS
• 2026-05-11 Listed $65,000 AcadianaMLS
• 2026-01-14 Price Changed $69,990 AcadianaMLS
• 2026-01-14 Price Changed $69,990 GBRMLS
• 2025-08-13 Listed $72,990 AcadianaMLS
• 2025-08-13 Listed $72,990 GBRMLS
• 2025-01-17 Listed $74,900 GBRMLS
• 2025-01-17 Listed $74,900 AcadianaMLS
• 2023-11-04 Delisted — GBRMLS
• 2023-05-23 Listed $74,900 AcadianaMLS
• 2023-05-23 Listed $74,900 GBRMLS

Property tax history

+1.3%/yr

Latest (2024): $493 · +3.1% YoY. Source: county tax records.