10935 Olinde Ln · Ventress, LA 70783

$149,000

2 bd · 1.0 ba · 1,002 sqft · SingleFamily · 17 Days on market

Built 1996 0.32 ac lot Est $149k · at est.

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Why this score? — see what drove the D+ 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 +20.5/30.0
• ARV discount +7.6/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

40 x 23 covered carport 740 sqft covered back porch and 201 sqft front porch with lights and sink/water hookup 10x20 storage shed with 10 x 20 open covered storage area partially fenced back yard

Key facts

• Inviting front porch
• Large yard
• Storage shed

Tags

• INVITING FRONT PORCH
• COVERED BACK PORCH
• LARGE YARD
• STORAGE SHED
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Covered parking
• Utilities: Septic tank
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding; Pillar/post/pier foundation; Built with traditional wood-frame construction
• Exterior features: Outdoor lighting; Partial fencing; Shed(s); Covered porch

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $141k (5.3% below list).
• Recommended offer: $141k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 1.9% in Ventress — 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 55/100 on livability (#374 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D-, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $128k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $141,138 (5.3% below list)

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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $149,298
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9293 False River Rd	0.74mi	2/1.0	1,075 (+7%)	15mo	$159,900	$149	41

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,667
• Equity at exit: $22,216

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $5,777
• Equity at exit: $12,883

Cash invested: $41,720 (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 70783

• Home prices YoY: -26.2%
• Active inventory: 39
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $197

Break-even live

Break-even rent $1,162

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $281	-5% $239	+0% $197	+5% $154	+10% $112
Rent	-10% $85	-5% $141	+0% $197	+5% $252	+10% $308
Rate	-1.0pp $272	-0.5pp $235	base $197	+0.5pp $158	+1.0pp $119

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $149,000 Active 17 DOM
2. 2026-06-18
   days on market $149,000 Active 15 DOM
3. 2026-06-17
   days on market $149,000 Active 14 DOM
4. 2026-06-16
   days on market $149,000 Active 13 DOM
5. 2026-06-15
   days on market $149,000 Active 12 DOM
6. 2026-06-13
   statusdays on market $149,000 Active 10 DOM
7. 2026-06-12
   statusdays on market $149,000 Pending 9 DOM
8. 2026-06-09
   days on market $149,000 Active 8 DOM
9. 2026-06-08
   days on market $149,000 Active 7 DOM
10. 2026-06-07
    days on market $149,000 Active 6 DOM
11. 2026-06-07
    days on market $149,000 Active 5 DOM
12. 2026-06-04
    days on market $149,000 Active 2 DOM
13. 2026-06-01
    remarks 693-char remark
14. 2026-06-01
    listed $149,000 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,937
• − Mortgage interest: −$8,346
• − Property taxes: −$899
• − Insurance: −$745
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,335
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,383/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: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Ventress

• Score: 55/100
• State rank: #374
• US rank: #23676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,797

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 13% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 23% Serbian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.53%
• Current HPI: 164.7138
• 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

+19.2% since first listed

18 events — show timeline

• 2026-06-01 Listed $149,000 GBRMLS
• 2023-05-05 Sold (Public Records) $128,500 Public Records
• 2023-05-05 Sold (MLS) — GBRMLS
• 2023-03-28 Price Changed $129,500 GBRMLS
• 2023-03-27 Pending — GBRMLS
• 2023-03-27 Relisted — GBRMLS
• 2023-03-13 Pending — GBRMLS
• 2023-03-13 Contingent — GBRMLS
• 2023-03-10 Pending — GBRMLS
• 2023-03-02 Listed $129,500 AcadianaMLS
• 2023-03-02 Listed $124,500 GBRMLS
• 2015-12-21 Sold (Public Records) $120,000 Public Records
• 2015-12-21 Sold (MLS) — GBRMLS
• 2015-10-23 Pending — GBRMLS
• 2015-09-17 Relisted — GBRMLS
• 2015-08-21 Pending — GBRMLS
• 2015-08-11 Listed $125,000 GBRMLS
• 2015-08-10 Listed $125,000 AcadianaMLS

Property tax history

+6.2%/yr

Latest (2025): $899 · +0.0% YoY. Source: county tax records.