23806 Ferdinand St #2 · Plaquemine, LA 70764

$162,000

None bd · None ba · 2,536 sqft · MultiFamily · 549 Days on market

Fair condition 7,405 sqft lot $64/sqft · 23% below area Est $209k · 23% under ↓ 3% 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
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

Key facts

• Corner lot
• 7,405 sq ft lot
• Garage

Tags

• CORNER LOT

🏷️ Possibly a rental listed for sale. The $162,000 price doesn't fit this home's estimated sale value (~$209,103) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $162k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $739/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 549 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: moderate 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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 549 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.03% ✓
• Cap rate: 17.24%
• Cash-on-cash: 39.10%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (median comp): $209,103
• List price: $162,000
• Delta: -22.53%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58760/62 Delacroix Ave	0.72mi	—/—	2,252 (-11%)	9mo	$213,000	$95	40

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: 35.3%
• Equity multiple: 2.50×
• Total profit: $67,932
• Equity at exit: $24,155

10-year hold

• IRR: 42.1%
• Equity multiple: 4.98×
• Total profit: $180,566
• Equity at exit: $14,007

Cash invested: $45,360 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,288 medium
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,478

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,590	-5% $1,534	+0% $1,478	+5% $1,422	+10% $1,366
Rent	-10% $1,218	-5% $1,348	+0% $1,478	+5% $1,608	+10% $1,738
Rate	-1.0pp $1,560	-0.5pp $1,519	base $1,478	+0.5pp $1,436	+1.0pp $1,393

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,288
Total (2 units)			$3,288

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $162,000 Active 549 DOM
2. 2026-06-17
   days on market $162,000 Active 548 DOM
3. 2026-06-16
   days on market $162,000 Active 547 DOM
4. 2026-06-15
   days on market $162,000 Active 546 DOM
5. 2026-06-14
   days on market $162,000 Active 544 DOM
6. 2026-06-13
   days on market $162,000 Active 543 DOM
7. 2026-06-10
   days on market $162,000 Active 541 DOM
8. 2026-06-09
   days on market $162,000 Active 540 DOM
9. 2026-06-08
   days on market $162,000 Active 539 DOM
10. 2026-06-07
    days on market $162,000 Active 538 DOM
11. 2026-06-03
    days on market $162,000 Active 534 DOM
12. 2026-06-02
    days on market $162,000 Active 533 DOM
13. 2026-06-01
    days on market $162,000 Active 532 DOM
14. 2026-05-31
    days on market $162,000 Active 531 DOM
15. 2026-05-31
    days on market $162,000 Active 530 DOM
16. 2026-03-14
    status Active 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

17. 2026-03-14
    status Active 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

18. 2025-11-26
    price $165,000 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

19. 2025-11-26
    price $165,000 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

20. 2024-12-12
    listed $169,500 Active 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

21. 2024-12-12
    listed $169,500 Active 126-char remark

    Show marketing remark (126 chars)

    Investment opportunity. Located on a corner lot, this duplex has 2 beds, 1 bath per unit. Tenants are on month to month lease.

ⓘ 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 5/10 Major FEMA zone X · 47% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,456
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$3,156
• − Management: −$3,156
• − Depreciation: −$4,713
• Taxable income: $16,116
• Est. tax owed @ 24.0%: −$3,868
• After-tax cash flow: $13,868/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 · 7 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, including painting the exterior siding, landscaping the yard, and repairing or replacing the fencing. These updates will significantly improve the home's curb appeal and make it more attractive to potential buyers or renters.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and in need of repainting or replacement.
• Major landscaping — The yard is overgrown and requires trimming and planting to improve curb appeal.
• Major fencing — The fencing is in disrepair and needs to be replaced or repaired to provide a secure boundary.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint will improve the home's curb appeal and make it more attractive to potential buyers or renters.
• Both Landscaping the yard — A well-maintained yard will enhance the home's curb appeal and make it more attractive to potential buyers or renters.
• Both Repairing or replacing the fencing — A secure and well-maintained fence will improve the home's safety and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and in need of repainting or replacement.	Major	$15,000–50,000
landscaping · The yard is overgrown and requires trimming and planting to improve curb appeal.	Major	$15,000–50,000
fencing · The fencing is in disrepair and needs to be replaced or repaired to provide a secure boundary.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint will improve the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both Landscaping the yard — A well-maintained yard will enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both Repairing or replacing the fencing — A secure and well-maintained fence will improve the home's safety and make it more attractive to potential buyers or renters. ↑

ⓘ 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: 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

-2.7% since first listed

6 events — show timeline

• 2026-03-14 Relisted — AcadianaMLS
• 2026-03-14 Relisted — GBRMLS
• 2025-11-26 Price Changed $165,000 AcadianaMLS
• 2025-11-26 Price Changed $165,000 GBRMLS
• 2024-12-12 Listed $169,500 GBRMLS
• 2024-12-12 Listed $169,500 AcadianaMLS