209 Historic East St · Garyville, LA 70051

$109,900

4 bd · 2.5 ba · 2,759 sqft · SingleFamily · 10 Days on market

Built 1985 9,801 sqft lot ↓ 24% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

"House on the Hill". This 2700+ sq ft, tri-level home is situated on a 110'x90' lot. Covered entry at the 1st level: Spacious, centrally located foyer. Great room w/wood -burning fireplace. Laundry room. Half bath. 2-bay garage has storage room. Brick steps to the large landing at the 2nd level: Informal dining, formal dining, kitchen and formal living with bay window. Curved stairs to the 3rd level: 3 bedrooms & 1 full bath. And primary bedroom with closets, dressing area and primary bath.

Key facts

• Storage room
• 2 bay garage
• Laundry room

Tags

• GREAT ROOM
• WOOD BURNING FIREPLACE
• LAUNDRY ROOM
• 2 BAY GARAGE
• STORAGE ROOM
• BRICK STEPS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage with two spaces
• Utilities: No sewer available; No water available
• Home design: 2-story home; Poor condition
• Construction: Block and vinyl siding construction; Shingle roof; Slab foundation; Built prior to or around listing year
• Exterior features: Fenced yard; Kennel / dog run and kennels; Shed(s); City lot; Rectangular lot; Lot dimensions approximately 90 x 109

Interior

• Bedrooms: Total rooms: 10
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Ceiling fan(s); Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

Location & tenants

• Location reads 65/100 on livability (#154 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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: 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 $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.9%
• Equity multiple: 4.06×
• Total profit: $94,069
• Equity at exit: $99,007

10-year hold

• IRR: 34.4%
• Equity multiple: 9.12×
• Total profit: $250,014
• Equity at exit: $213,512

Cash invested: $30,772 (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 70051

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $538

Break-even live

Break-even rent $842

Max offer price $109,900

Occupancy floor 60%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $109,900 Active 10 DOM
2. 2026-06-18
   days on market $109,900 Active 9 DOM
3. 2026-06-17
   days on market $109,900 Active 8 DOM
4. 2026-06-16
   days on market $109,900 Active 7 DOM
5. 2026-06-15
   days on market $109,900 Active 6 DOM
6. 2026-06-14
   days on market $109,900 Active 4 DOM
7. 2026-06-13
   days on market $109,900 Active 3 DOM
8. 2026-06-10
   remarks 498-char remark
9. 2026-06-10
   listed $109,900 Active 1 DOM

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$92/yr (+$8/mo · 18.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,267
• − Mortgage interest: −$6,156
• − Property taxes: −$512
• − Insurance: −$550
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,197
• Taxable income: $4,929
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $5,270/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: St. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Garyville

• Score: 65/100
• State rank: #154
• US rank: #13042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garyville, LA
• City population: 2,045
• Population (ZIP): 1,913

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 4%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.23%
• Current HPI: 190.43
• 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

-23.7% since first listed

6 events — show timeline

• 2026-06-08 Listed $109,900 AcadianaMLS
• 2026-06-08 Listed $109,900 GSREIN
• 2017-12-13 Sold (MLS) $125,000 GSREIN
• 2017-10-30 Contingent — GSREIN
• 2017-10-13 Listed $144,000 GSREIN
• 2017-10-12 Listed $144,000 AcadianaMLS

Property tax history

-4.6%/yr

Latest (2025): $512 · +0.1% YoY. Source: county tax records.