12114 St Augustine St · New Roads, LA 70760

$89,000

4 bd · 2.0 ba · 1,410 sqft · SingleFamily · 148 Days on market

Built 1962 3.00 ac lot Est $89k · at est. ↓ 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

Key facts

• Two additional lots
• Bundle for sale
• Multiple properties

Tags

• TWO ADDITIONAL LOTS
• MULTIPLE PROPERTIES
• BUNDLE FOR SALE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.6% in New Roads — 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 55/100 on livability (#365 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools D, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (26%) 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.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.55% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.43%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $88,830
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12114 St Augustine St	0.00mi	4/2.0	1,410 (0%)	1mo	$89,000	$63	99
1101 Singletary St	0.30mi	3/1.5 (-1)	1,288 (-9%)	18mo	$116,000	$90	49
718 Pennsylvania Ave	0.58mi	3/1.5 (-1)	1,276 (-10%)	23mo	$1,000	$1	31

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-6,395
• Equity at exit: $13,270

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $5,423
• Equity at exit: $7,695

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 70760

• Home prices YoY: -31.5%
• Active inventory: 66
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $122

Break-even live

Break-even rent $1,223

Max offer price $89,000

Occupancy floor 86%

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 8 events

1. 2026-04-10
   status Pending 428-char remark

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

2. 2026-04-10
   status Pending

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

3. 2026-03-31
   price $89,000 428-char remark

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

4. 2026-03-31
   price $89,000

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

5. 2026-02-13
   price $110,000 428-char remark

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

6. 2026-02-13
   price $110,000

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

7. 2025-11-13
   listed $120,000 Active
8. 2025-11-12
   listed $120,000 Active 428-char remark

   Show marketing remark (428 chars)

   PRICE IMPROVEMENT!!! Investor Special. Don't miss this perfect opportunity to add to your portfolio with this property, including two additional lots surrounding the home. Whether you're a seasoned investor or just getting started, this is a rare chance to own multiple properties in one location. Priced to sell--act fast! Seller is not interested in sub dividing any of the lots, home and lots are listed as a bundle for sale.

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $490 · $41/mo
• Expected delta: +$59/yr (+$5/mo · 13.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $16,534
• − Mortgage interest: −$4,985
• − Property taxes: −$430
• − Insurance: −$5,564
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,589
• Taxable income: $321
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,391/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — New Roads

• Score: 55/100
• State rank: #365
• US rank: #23356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Roads, LA
• Population (ZIP): 6,119

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Two or more races 5%
• Common ancestry: Lithuanian 11% Serbian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.48%
• Current HPI: 112.0492
• 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

-25.8% since first listed

8 events — show timeline

• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Pending — GBRMLS
• 2026-03-31 Price Changed $89,000 AcadianaMLS
• 2026-03-31 Price Changed $89,000 GBRMLS
• 2026-02-13 Price Changed $110,000 AcadianaMLS
• 2026-02-13 Price Changed $110,000 GBRMLS
• 2025-11-13 Listed $120,000 GBRMLS
• 2025-11-12 Listed $120,000 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2025): $430 · +0.0% YoY. Source: county tax records.