1114 Pear St · Vidalia, LA 71373

$99,900

3 bd · 1.0 ba · 1,350 sqft · SingleFamily · 42 Days on market

Built 1972 10,019 sqft lot $74/sqft · 26% below area Est $136k · 26% under ↓ 16% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• Appreciation +8.5/10.0
• 1% rule +6.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

CUTE 3 bedroom, 1 bath home with bonus room and inside laundry. Brand New Roof, 2 outdoor storage units and fenced yard. Square footage and age not guaranteed, buyer is welcome to verify information and measure for accuracy. Closing & warranty

Key facts

• Storage shed
• Open-concept layout
• 0.23 acre lot

Tags

• OPEN-CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Lot is approximately 0.23 acres (less than 0.5 acre)
• Financial info: Treat as clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No homeowners association

Exterior

• Parking: No garage; Carport spaces not provided; Covered spaces not provided
• Utilities: City water (individual water meter); City sewer (sewer available); Co-op electric; electricity available and connected; Individual gas meter
• Home design: Single family residence; Residential property; One story; Entry at kitchen level
• Construction: Built in 1972
• Exterior features: Concrete and paved driveway; Additional on-site parking; On-street parking; Sidewalk

Interior

• Kitchen: Gas cooktop; Gas range; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level (including a primary bedroom)
• Bathrooms: 1 full bathroom
• Interior features: Built-in features; Chandelier; Decorative lighting; Eat-in kitchen; Tile counters; Two living areas; Five total rooms; One-level layout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#123 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($691 loan paydown + $7k appreciation (7.0% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.19% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,899
• List price: $99,900
• Delta: -26.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Plum St	0.08mi	3/1.5	1,250 (-7%)	6mo	$135,000	$108	77
1213 Apple St	0.14mi	3/2.0	1,236 (-8%)	8mo	$132,000	$107	69
1202 Apple St	0.12mi	3/2.0	1,214 (-10%)	7mo	$121,000	$100	68
1201 Peach St	0.09mi	4/2.0 (+1)	1,300 (-4%)	16mo	$129,500	$100	67
1105 O'neal	0.38mi	3/2.0	1,450 (+7%)	7mo	$115,000	$79	60
1201 Palm St	0.17mi	3/1.5	1,180 (-13%)	11mo	$105,000	$89	60
1111 Palm	0.15mi	4/1.5 (+1)	1,485 (+10%)	24mo	$162,000	$109	50
104 Mosby Ct	0.58mi	3/1.5	1,269 (-6%)	14mo	$110,000	$87	49
363 Leo Ivy Rd	0.51mi	3/2.0	1,500 (+11%)	8mo	$165,000	$110	47
12 N Oak St	0.68mi	2/1.0 (-1)	1,479 (+10%)	4mo	$189,000	$128	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.88×
• Total profit: $52,607
• Equity at exit: $69,052

10-year hold

• IRR: 25.0%
• Equity multiple: 5.99×
• Total profit: $139,545
• Equity at exit: $131,008

Cash invested: $27,972 (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 71373

• Home prices YoY: 6.3%
• Active inventory: 40
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $281

Break-even live

Break-even rent $838

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $337	-5% $309	+0% $281	+5% $253	+10% $224
Rent	-10% $187	-5% $234	+0% $281	+5% $328	+10% $375
Rate	-1.0pp $331	-0.5pp $306	base $281	+0.5pp $255	+1.0pp $229

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $99,900 Active 42 DOM
2. 2026-06-18
   days on market $99,900 Active 40 DOM
3. 2026-06-17
   days on market $99,900 Active 39 DOM
4. 2026-06-16
   days on market $99,900 Active 38 DOM
5. 2026-06-15
   days on market $99,900 Active 37 DOM
6. 2026-06-13
   days on market $99,900 Active 35 DOM
7. 2026-06-12
   days on market $99,900 Active 34 DOM
8. 2026-06-09
   pricedays on market $99,900 Active 31 DOM
9. 2026-06-08
   days on market $114,900 Active 30 DOM
10. 2026-06-07
    days on market $114,900 Active 29 DOM
11. 2026-06-07
    days on market $114,900 Active 28 DOM
12. 2026-06-04
    days on market $114,900 Active 25 DOM
13. 2026-06-02
    days on market $114,900 Active 24 DOM
14. 2026-06-01
    days on market $114,900 Active 23 DOM
15. 2026-05-31
    days on market $114,900 Active 22 DOM
16. 2026-05-31
    days on market $114,900 Active 21 DOM
17. 2026-05-07
    listed $114,900 Active 871-char remark
18. 2023-01-31
    soldstatus $122,000
19. 2023-01-30
    soldstatus 247-char remark

    Show marketing remark (247 chars)

    CUTE 3 bedroom, 1 bath home with bonus room and inside laundry. Brand New Roof, 2 outdoor storage units and fenced yard. Square footage and age not guaranteed, buyer is welcome to verify information and measure for accuracy. Closing & warranty

20. 2022-11-28
    listed $118,500 247-char remark

    Show marketing remark (247 chars)

    CUTE 3 bedroom, 1 bath home with bonus room and inside laundry. Brand New Roof, 2 outdoor storage units and fenced yard. Square footage and age not guaranteed, buyer is welcome to verify information and measure for accuracy. Closing & warranty

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,324
• − Mortgage interest: −$5,596
• − Property taxes: −$1,159
• − Insurance: −$500
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$2,906
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,921/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Vidalia

• Score: 66/100
• State rank: #123
• US rank: #11620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vidalia, LA
• Population (ZIP): 5,754

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 24% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.97%
• Current HPI: 117.3895
• 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

-15.7% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $99,900 NTREIS
• 2026-05-07 Listed $114,900 NTREIS
• 2023-01-31 Sold (Public Records) $122,000 Public Records
• 2023-01-30 Sold (MLS) — MLSU
• 2022-11-28 Listed $118,500 MLSU

Property tax history

+4.7%/yr

Latest (2025): $1,159 · +0.6% YoY. Source: county tax records.