506 E Plaquemine St E · Jennings, LA 70546

$139,000

3 bd · 2.0 ba · 1,959 sqft · SingleFamily · 238 Days on market

Built 1930 0.30 ac lot $71/sqft · 13% below area Est $159k · 13% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +13.2/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Seller will install a fence with an acceptable offer * * This 3-bedroom, 2-bath home blends timeless charm with modern touches. Step inside to find high ceilings throughout and original hardwood flooring that showcase the home’s character. A spacious master suite with a large walk-in closet offers comfort and practicality, while the neutral paint palette makes it easy to move right in. The property also features a front-entry garage with workshop space, perfect for projects or extra storage. Behind the home, enjoy the added benefit of a private alley, giving you an extra sense of privacy and convenience. Situated in the heart of Jennings, this home offers close access to schools, shopping, and dining, all while keeping its cozy, welcoming feel.

Key facts

• Large walk-in closet
• High ceilings
• Private alley

Tags

• HIGH CEILINGS
• ORIGINAL HARDWOOD FLOORING
• LARGE WALK-IN CLOSET
• FRONT-ENTRY GARAGE
• PRIVATE ALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (5.4% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.2% in Jennings — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $159,155
• List price: $139,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 E Nezpique St E	0.06mi	3/2.0	1,965 (+0%)	1mo	$170,000	$87	96
306 Clara St	0.56mi	3/2.0	1,962 (+0%)	15mo	$252,500	$129	61
423 E 1st St	0.17mi	3/2.0	1,710 (-13%)	12mo	$64,500	$38	61
1003 Norwood Dr	0.61mi	3/2.0	1,784 (-9%)	1mo	$148,000	$83	56
415 Decker St	0.65mi	3/2.0	1,977 (+1%)	18mo	$225,000	$114	53
610 Fifth St	0.49mi	3/2.5	1,770 (-10%)	8mo	$194,000	$110	52
1206 Lucas St	0.70mi	3/2.0	1,978 (+1%)	20mo	$159,000	$80	49
219 Clara St	0.50mi	4/2.0 (+1)	2,200 (+12%)	3mo	$218,000	$99	49
623 S Louise St	0.69mi	3/1.0	1,775 (-9%)	3mo	$62,000	$35	46
128 Greenwood Dr	0.75mi	4/2.0 (+1)	1,833 (-6%)	8mo	$185,000	$101	43
639 Ledoux St	0.71mi	3/1.0	1,806 (-8%)	11mo	$152,574	$84	41
136 Greenwood Dr	0.69mi	3/2.0	2,171 (+11%)	16mo	$145,000	$67	36

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,467
• Equity at exit: $20,725

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,274
• Equity at exit: $12,018

Cash invested: $38,920 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $190

Break-even live

Break-even rent $1,074

Max offer price $139,000

Occupancy floor 81%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   days on market $139,000 Active 238 DOM
2. 2026-05-30
   days on market $139,000 Active 237 DOM
3. 2026-02-27
   status Active 767-char remark

   Show marketing remark (767 chars)

   * * Seller will install a fence with an acceptable offer * * This 3-bedroom, 2-bath home blends timeless charm with modern touches. Step inside to find high ceilings throughout and original hardwood flooring that showcase the home’s character. A spacious master suite with a large walk-in closet offers comfort and practicality, while the neutral paint palette makes it easy to move right in. The property also features a front-entry garage with workshop space, perfect for projects or extra storage. Behind the home, enjoy the added benefit of a private alley, giving you an extra sense of privacy and convenience. Situated in the heart of Jennings, this home offers close access to schools, shopping, and dining, all while keeping its cozy, welcoming feel.

4. 2026-02-07
   status Pending 767-char remark

   Show marketing remark (767 chars)

   * * Seller will install a fence with an acceptable offer * * This 3-bedroom, 2-bath home blends timeless charm with modern touches. Step inside to find high ceilings throughout and original hardwood flooring that showcase the home’s character. A spacious master suite with a large walk-in closet offers comfort and practicality, while the neutral paint palette makes it easy to move right in. The property also features a front-entry garage with workshop space, perfect for projects or extra storage. Behind the home, enjoy the added benefit of a private alley, giving you an extra sense of privacy and convenience. Situated in the heart of Jennings, this home offers close access to schools, shopping, and dining, all while keeping its cozy, welcoming feel.

5. 2025-09-15
   listed $139,000 Active 767-char remark

   Show marketing remark (767 chars)

   * * Seller will install a fence with an acceptable offer * * This 3-bedroom, 2-bath home blends timeless charm with modern touches. Step inside to find high ceilings throughout and original hardwood flooring that showcase the home’s character. A spacious master suite with a large walk-in closet offers comfort and practicality, while the neutral paint palette makes it easy to move right in. The property also features a front-entry garage with workshop space, perfect for projects or extra storage. Behind the home, enjoy the added benefit of a private alley, giving you an extra sense of privacy and convenience. Situated in the heart of Jennings, this home offers close access to schools, shopping, and dining, all while keeping its cozy, welcoming feel.

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$26/yr (+$2/mo · 3.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $15,774
• − Mortgage interest: −$7,786
• − Property taxes: −$739
• − Insurance: −$695
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,044
• Taxable loss: −$13
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,284/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

3 events — show timeline

• 2026-02-27 Relisted — SWLAR
• 2026-02-07 Pending — SWLAR
• 2025-09-15 Listed $139,000 SWLAR

Property tax history

+2.1%/yr

Latest (2025): $739 · +0.3% YoY. Source: county tax records.