18622 Old Ferry Rd · French Settlement, LA 70449

$95,000

2 bd · 1.0 ba · 1,262 sqft · SingleFamily · 6 Days on market

Built 1965 0.79 ac lot

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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 +7.5/15.0
• 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

Great investment opportunity in French Settlement/Maurepas area near the Amite River Diversion Canal. Area has accommodations such as urgent care, grocery, several dining options, dentist, veterinarian, gyms and more. Home is currently occupied by long term tenant at $193 per week. Property is a just over 3/4 of an acre. Don't disturb tenant. Appointment with ample notice only.

Key facts

• 0.79 acre lot
• 2 parking spots
• Built 1965

Property features AI

Exterior

• Parking: Two total parking spaces; Carport with two covered spaces
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family residence; Residential property; Single-story (entry level not specified)
• Construction: Frame and brick construction; Composition roof; Pillar/post/pier foundation; Built on a level topography
• Exterior features: Level lot; Exterior lighting; No fencing

Interior

• Kitchen: Gas cooktop
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas cooktop; Interior lighting
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 21.9% 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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

• 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 $95,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.43% ✓
• Cap rate: 21.95%
• Cash-on-cash: 55.91%
• DSCR: 3.49
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.6%
• Equity multiple: 2.38×
• Total profit: $36,620
• Equity at exit: $14,165

10-year hold

• IRR: 39.7%
• Equity multiple: 4.74×
• Total profit: $99,564
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$40
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $813

Break-even live

Break-even rent $1,278

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $866	-5% $840	+0% $813	+5% $786	+10% $759
Rent	-10% $630	-5% $722	+0% $813	+5% $904	+10% $995
Rate	-1.0pp $861	-0.5pp $837	base $813	+0.5pp $788	+1.0pp $763

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: $23,750
• Closing costs: $2,850
• 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	0.55mi
18076 Bayou Pierre Dr Maurepas, LA	3.0	2.0	1572	$2,300	$1.46	15d	1	0.62mi
12386 River Highlands Dr Unit K Saint Amant, LA	2.0	2.0	1177	$1,400	$1.19	15d	1	0.94mi

Listing history 5 events

1. 2026-06-22
   days on market $95,000 Active 6 DOM
2. 2026-06-18
   days on market $95,000 Active 3 DOM
3. 2026-06-17
   days on market $95,000 Active 2 DOM
4. 2026-06-16
   remarks 380-char remark
5. 2026-06-16
   listed $95,000 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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 · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $27,684
• − Mortgage interest: −$5,321
• − Property taxes: −$546
• − Insurance: −$5,594
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$2,764
• Taxable income: $9,030
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $7,585/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

+182.7% since first listed

10 events — show timeline

• 2026-06-14 Listed $95,000 AcadianaMLS
• 2026-06-14 Listed $95,000 GBRMLS
• 2023-08-07 Sold (Public Records) $410,000 Public Records
• 2011-07-25 Sold (Public Records) $27,250 Public Records
• 2011-07-25 Sold (MLS) — GBRMLS
• 2011-05-05 Listed $42,000 GBRMLS
• 2011-05-05 Listed $42,000 AcadianaMLS
• 1998-03-12 Listed $33,600 GBRMLS
• 1998-03-12 Listed $33,600 AcadianaMLS
• 1998-03-12 Sold (MLS) — GBRMLS

Property tax history

+0.5%/yr

Latest (2024): $546 · +21.5% YoY. Source: county tax records.