18875 La Hwy 22 · French Settlement, LA 70449

$225,000

3 bd · 2.5 ba · 1,691 sqft · SingleFamily · 46 Days on market

Built 1980 1.50 ac lot $133/sqft · 38% below area Est $366k · 38% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on 1.5 acres near the intersection of Hwy 22 & 16 and the Diversion Canal, this well-appointed property offers a blend of space, comfort, and functionality. The open-concept floor plan features a spacious family room anchored by a bricked-in, wood-burning fireplace, creating an inviting atmosphere ideal for both everyday living and entertaining. The galley-style kitchen is thoughtfully designed with abundant cabinetry, ample counter space, and a generously sized breakfast bar suited for casual dining. The home includes three well-proportioned bedrooms, highlighted by a primary suite with a private en suite bath, as well as a large walk-in laundry room for added convenience. Outdoors, the property is further enhanced by two substantial storage buildings, providing ample space for equipment, recreational vehicles, or hobby use.

Key facts

• Galley-style kitchen
• Abundant cabinetry
• 1.5 acres

Tags

• 1.5 ACRES
• OPEN-CONCEPT FLOOR PLAN
• GALLEY-STYLE KITCHEN
• ABUNDANT CABINETRY
• GENEROUSLY SIZED BREAKFAST BAR
• LARGE WALK-IN LAUNDRY ROOM

Property features AI

Exterior

• Parking: Has carport
• Home design: Detached single-family residence; Residential property
• Construction: Brick exterior; Slab foundation
• Exterior features: Brick construction; Lot approximately 1.5 acres; Lot dimensions about 117 x 556

Interior

• Bathrooms: 2 full bathrooms; 1 partial bathroom
• Interior features: Fireplace with masonry surround; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.2% in French Settlement — 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 58/100 on livability (#293 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, schools A-, housing A-; Watch: employment C-, crime D+, amenities F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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.
• Current owner paid $164k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (median comp): $365,696
• List price: $225,000
• Delta: -38.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18104 Bayou Pierre Dr	0.61mi	3/2.0	1,651 (-2%)	0mo	$365,000	$221	65
12361 Home Port Dr	0.73mi	3/2.0	1,682 (-0%)	8mo	$394,900	$235	56
18080 Bayou Pierre Dr	0.70mi	3/2.0	1,689 (-0%)	16mo	$300,000	$178	52
12756 St Lucia Dr	0.51mi	3/2.0	1,616 (-4%)	21mo	$325,000	$201	49
12764 St Lucia Dr	0.50mi	3/2.5	1,888 (+12%)	10mo	$365,900	$194	49
12433 Home Port Dr	0.67mi	3/2.0	1,573 (-7%)	10mo	$362,500	$230	46
18068 Bayou Pierre Dr	0.71mi	3/2.0	1,558 (-8%)	19mo	$345,000	$221	36
19111 La Hwy 22	0.33mi	3/1.0	1,456 (-14%)	23mo	$177,900	$122	36
18044 Bayou Pierre Dr	0.73mi	3/2.5	1,538 (-9%)	22mo	$335,000	$218	32

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-28,601
• Equity at exit: $33,548

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-14,240
• Equity at exit: $19,454

Cash invested: $63,000 (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 70449

• Home prices YoY: -29.0%
• Active inventory: 81
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $120

Break-even live

Break-even rent $2,297

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $248	-5% $184	+0% $120	+5% $57	+10% $-7
Rent	-10% $-73	-5% $24	+0% $120	+5% $217	+10% $314
Rate	-1.0pp $234	-0.5pp $178	base $120	+0.5pp $62	+1.0pp $3

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12811 N St Croix Ct Maurepas, LA	3.0	2.5	1757	$3,000	$1.71	15d	1	0.46mi
18076 Bayou Pierre Dr Maurepas, LA	3.0	2.0	1572	$2,300	$1.46	15d	1	0.71mi
12386 River Highlands Dr Unit K Saint Amant, LA	2.0	2.0	1177	$1,400	$1.19	15d	1	0.77mi

Listing history 31 events

1. 2026-06-18
   days on market $225,000 Active 46 DOM
2. 2026-06-17
   days on market $225,000 Active 45 DOM
3. 2026-06-16
   days on market $225,000 Active 44 DOM
4. 2026-06-15
   days on market $225,000 Active 43 DOM
5. 2026-06-14
   days on market $225,000 Active 41 DOM
6. 2026-06-13
   days on market $225,000 Active 40 DOM
7. 2026-06-10
   days on market $225,000 Active 38 DOM
8. 2026-06-09
   days on market $225,000 Active 37 DOM
9. 2026-06-08
   days on market $225,000 Active 36 DOM
10. 2026-06-07
    days on market $225,000 Active 35 DOM
11. 2026-06-03
    days on market $225,000 Active 31 DOM
12. 2026-06-02
    days on market $225,000 Active 30 DOM
13. 2026-06-01
    days on market $225,000 Active 29 DOM
14. 2026-05-31
    days on market $225,000 Active 28 DOM
15. 2026-05-31
    days on market $225,000 Active 27 DOM
16. 2026-05-02
    listed $225,000 Active 850-char remark

    Show marketing remark (850 chars)

    Situated on 1.5 acres near the intersection of Hwy 22 & 16 and the Diversion Canal, this well-appointed property offers a blend of space, comfort, and functionality. The open-concept floor plan features a spacious family room anchored by a bricked-in, wood-burning fireplace, creating an inviting atmosphere ideal for both everyday living and entertaining. The galley-style kitchen is thoughtfully designed with abundant cabinetry, ample counter space, and a generously sized breakfast bar suited for casual dining. The home includes three well-proportioned bedrooms, highlighted by a primary suite with a private en suite bath, as well as a large walk-in laundry room for added convenience. Outdoors, the property is further enhanced by two substantial storage buildings, providing ample space for equipment, recreational vehicles, or hobby use.

17. 2026-05-02
    listed $225,000 Active 852-char remark

    Show marketing remark (850 chars)

    Situated on 1.5 acres near the intersection of Hwy 22 & 16 and the Diversion Canal, this well-appointed property offers a blend of space, comfort, and functionality. The open-concept floor plan features a spacious family room anchored by a bricked-in, wood-burning fireplace, creating an inviting atmosphere ideal for both everyday living and entertaining. The galley-style kitchen is thoughtfully designed with abundant cabinetry, ample counter space, and a generously sized breakfast bar suited for casual dining. The home includes three well-proportioned bedrooms, highlighted by a primary suite with a private en suite bath, as well as a large walk-in laundry room for added convenience. Outdoors, the property is further enhanced by two substantial storage buildings, providing ample space for equipment, recreational vehicles, or hobby use.

18. 2021-01-11
    soldstatus $163,500
19. 2021-01-07
    price $163,500
20. 2021-01-07
    soldstatus Sold
21. 2020-08-26
    status Pending
22. 2020-08-18
    listed $160,000 Active
23. 2020-08-18
    listed $163,500
24. 2014-09-12
    soldstatus
25. 2014-09-12
    soldstatus $150,000
26. 2014-06-06
    listed $155,000
27. 2014-06-06
    listed $155,000
28. 2014-06-06
    listed $155,000
29. 2014-06-06
    listed $155,000
30. 2013-01-14
    listed $174,000
31. 2013-01-14
    listed $174,000

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 8/10 Severe FEMA zone AE · 92% 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: $29,392
• − Mortgage interest: −$12,603
• − Property taxes: −$1,373
• − Insurance: −$6,244
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$6,545
• Taxable loss: −$2,077
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,942/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — French Settlement

• Score: 58/100
• State rank: #293
• US rank: #20743

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,005

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 21% Slovak 4%
• Foreign-born: 1% · Canada, China

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.15%
• Current HPI: 110.6443
• 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

+29.3% since first listed

16 events — show timeline

• 2026-05-02 Listed $225,000 GBRMLS
• 2026-05-02 Listed $225,000 AcadianaMLS
• 2021-01-11 Sold (Public Records) $163,500 Public Records
• 2021-01-07 Sold (MLS) — GBRMLS
• 2021-01-07 Price Changed $163,500 GBRMLS
• 2020-08-26 Pending — GBRMLS
• 2020-08-18 Listed $163,500 AcadianaMLS
• 2020-08-18 Listed $160,000 GBRMLS
• 2014-09-12 Sold (Public Records) $150,000 Public Records
• 2014-09-12 Sold (MLS) — GBRMLS
• 2014-06-06 Listed $155,000 AcadianaMLS
• 2014-06-06 Listed $155,000 GBRMLS
• 2014-06-06 Listed $155,000 AcadianaMLS
• 2014-06-06 Listed $155,000 GBRMLS
• 2013-01-14 Listed $174,000 AcadianaMLS
• 2013-01-14 Listed $174,000 GBRMLS

Property tax history

+0.5%/yr

Latest (2024): $1,373 · +13.6% YoY. Source: county tax records.