58485 Meriam · Plaquemine, LA 70764

$124,900

2 bd · 1.0 ba · 998 sqft · SingleFamily · 28 Days on market

Built 1964 Est $130k · at est.

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• 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

Beautifully fully renovated 2-bedroom, 1-bath home featuring modern updates throughout! Recent improvements include a 2-year-old shingle roof and 2-year-old hot water heater for added peace of mind. The kitchen offers an electric stove, and all appliances including the washer, dryer, and refrigerator will remain. Enjoy year-round comfort with split AC and heating units. Move-in ready and perfect for a first-time buyer or investment opportunity!

Key facts

• 2 parking spots
• Built 1964
• Listed 28 days

Property features AI

Exterior

• Parking: Driveway; 2 parking spaces (including open parking)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Shingle roof; 30 x 137' x 6' lot dimensions

Interior

• Kitchen: Refrigerator
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Washer and Dryer included; Refrigerator included
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 128 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.21% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $129,740
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23734 Oak St	0.09mi	3/1.5 (+1)	990 (-1%)	4mo	$32,000	$32	84
58621 Captain T T Harris	0.13mi	2/1.0	998 (0%)	15mo	$49,000	$49	82
58667 Bayou Rd	0.21mi	2/2.0	1,047 (+5%)	19mo	$33,000	$32	62
24225 Cross St	0.75mi	3/1.0 (+1)	1,026 (+3%)	2mo	$164,000	$160	54
58425 Canal St	0.54mi	3/1.0 (+1)	1,079 (+8%)	4mo	$85,000	$79	53
58945 Postell Ave	0.71mi	2/1.0	1,074 (+8%)	6mo	$140,000	$130	49
58939 Darby Ave	0.65mi	3/1.0 (+1)	1,125 (+13%)	3mo	$168,000	$149	41
58921 Obier St	0.72mi	3/1.0 (+1)	898 (-10%)	17mo	$139,000	$155	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: 6.7%
• Equity multiple: 1.26×
• Total profit: $9,135
• Equity at exit: $18,623

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $45,611
• Equity at exit: $10,799

Cash invested: $34,972 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $462

Break-even live

Break-even rent $922

Max offer price $124,900

Occupancy floor 64%

Sensitivity live

Price	-10% $533	-5% $497	+0% $462	+5% $284	+10% $241
Rent	-10% $343	-5% $403	+0% $462	+5% $522	+10% $581
Rate	-1.0pp $525	-0.5pp $494	base $462	+0.5pp $430	+1.0pp $397

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $124,900 Active 28 DOM
2. 2026-06-17
   days on market $124,900 Active 27 DOM
3. 2026-06-16
   days on market $124,900 Active 26 DOM
4. 2026-06-15
   days on market $124,900 Active 25 DOM
5. 2026-06-14
   days on market $124,900 Active 23 DOM
6. 2026-06-13
   days on market $124,900 Active 22 DOM
7. 2026-06-10
   days on market $124,900 Active 20 DOM
8. 2026-06-09
   days on market $124,900 Active 19 DOM
9. 2026-06-08
   days on market $124,900 Active 18 DOM
10. 2026-06-07
    pricedays on market $124,900 Active 17 DOM
11. 2026-06-03
    days on market $135,000 Active 13 DOM
12. 2026-06-02
    days on market $135,000 Active 12 DOM
13. 2026-06-01
    days on market $135,000 Active 11 DOM
14. 2026-05-31
    days on market $135,000 Active 10 DOM
15. 2026-05-31
    days on market $135,000 Active 9 DOM
16. 2026-05-21
    listed $135,000 Active

    Show marketing remark (448 chars)

    Beautifully fully renovated 2-bedroom, 1-bath home featuring modern updates throughout! Recent improvements include a 2-year-old shingle roof and 2-year-old hot water heater for added peace of mind. The kitchen offers an electric stove, and all appliances including the washer, dryer, and refrigerator will remain. Enjoy year-round comfort with split AC and heating units. Move-in ready and perfect for a first-time buyer or investment opportunity!

17. 2026-05-21
    listed $135,000 Active 448-char remark

    Show marketing remark (448 chars)

    Beautifully fully renovated 2-bedroom, 1-bath home featuring modern updates throughout! Recent improvements include a 2-year-old shingle roof and 2-year-old hot water heater for added peace of mind. The kitchen offers an electric stove, and all appliances including the washer, dryer, and refrigerator will remain. Enjoy year-round comfort with split AC and heating units. Move-in ready and perfect for a first-time buyer or investment opportunity!

18. 2013-03-24
    listed $18,000
19. 2013-03-24
    listed $18,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$432/yr (+$36/mo · 169.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,083
• − Mortgage interest: −$6,996
• − Property taxes: −$255
• − Insurance: −$624
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,633
• Taxable income: $3,680
• Est. tax owed @ 24.0%: −$883
• After-tax cash flow: $4,663/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

+650.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $135,000 AcadianaMLS
• 2026-05-21 Listed $135,000 GBRMLS
• 2013-03-24 Listed $18,000 AcadianaMLS
• 2013-03-24 Listed $18,000 GBRMLS

Property tax history

+7.3%/yr

Latest (2024): $255 · +114.6% YoY. Source: county tax records.