900 Poinciana Ave · Mamou, LA 70554

$98,000

3 bd · 1.0 ba · 1,507 sqft · Other · 164 Days on market

0.40 ac lot $65/sqft · 6% above area Est $93k · 6% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• 1% rule +6.5/10.0
• ARV discount +5.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Don't miss this charming home in the heart of Mamou--just steps from Savoy Hospital! Spacious 3 bedroom home with a formal dining room that flows into a cozy living area make this property ideal for comfortable living and entertaining. Enjoy the convenience of covered parking and a versatile outdoor building--perfect for a workshop, man cave, or outdoor kitchen. Schedule your private showing today!

Key facts

• Formal dining room
• Covered parking
• Cozy living area

Tags

• FORMAL DINING ROOM
• COZY LIVING AREA
• COVERED PARKING
• VERSATILE OUTDOOR BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#181 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime C-, amenities F, commute F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: James Stephens Montessori School (math 32% / reading 42%, grade F, #251 of 646 statewide, top 41%, 442 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $3k appreciation (3.5% local appreciation)).
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($86k) 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.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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: 1.15% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 7.3

CMA / ARV

• ARV (median comp): $92,844
• List price: $98,000
• Delta: 5.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.25×
• Total profit: $34,366
• Equity at exit: $47,038

10-year hold

• IRR: 22.0%
• Equity multiple: 4.32×
• Total profit: $91,143
• Equity at exit: $74,892

Cash invested: $27,440 (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 70554

• Home prices YoY: 3.4%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$21 /mo · $255/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $311

Break-even live

Break-even rent $729

Max offer price $98,000

Occupancy floor 67%

Sensitivity live

Price	-10% $367	-5% $339	+0% $311	+5% $283	+10% $256
Rent	-10% $222	-5% $267	+0% $311	+5% $355	+10% $400
Rate	-1.0pp $360	-0.5pp $336	base $311	+0.5pp $286	+1.0pp $260

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $98,000 Active 164 DOM
2. 2026-06-21
   days on market $98,000 Active 163 DOM
3. 2026-06-18
   days on market $98,000 Active 161 DOM
4. 2026-06-17
   days on market $98,000 Active 160 DOM
5. 2026-06-16
   days on market $98,000 Active 159 DOM
6. 2026-06-15
   days on market $98,000 Active 158 DOM
7. 2026-06-13
   days on market $98,000 Active 156 DOM
8. 2026-06-12
   days on market $98,000 Active 155 DOM
9. 2026-06-09
   days on market $98,000 Active 152 DOM
10. 2026-06-08
    days on market $98,000 Active 151 DOM
11. 2026-06-07
    days on market $98,000 Active 150 DOM
12. 2026-06-07
    days on market $98,000 Active 149 DOM
13. 2026-06-04
    days on market $98,000 Active 146 DOM
14. 2026-06-02
    days on market $98,000 Active 145 DOM
15. 2026-06-01
    days on market $98,000 Active 144 DOM
16. 2026-05-31
    days on market $98,000 Active 143 DOM
17. 2026-05-31
    days on market $98,000 Active 142 DOM
18. 2026-01-08
    listed $98,000 Active 401-char remark

    Show marketing remark (401 chars)

    Don't miss this charming home in the heart of Mamou--just steps from Savoy Hospital! Spacious 3 bedroom home with a formal dining room that flows into a cozy living area make this property ideal for comfortable living and entertaining. Enjoy the convenience of covered parking and a versatile outdoor building--perfect for a workshop, man cave, or outdoor kitchen. Schedule your private showing today!

19. 2025-07-25
    price $105,000
20. 2025-05-01
    listed $120,000 Active
21. 2022-03-03
    soldstatus $140,000
22. 2016-05-23
    soldstatus $18,000

ⓘ 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: $255 · $21/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$284/yr (+$24/mo · 111.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,475
• − Mortgage interest: −$5,490
• − Property taxes: −$255
• − Insurance: −$490
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,851
• Taxable income: $2,233
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,197/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Mamou

• Score: 64/100
• State rank: #181
• US rank: #14761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamou, LA
• Population (ZIP): 5,028

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 29% Two or more races 4%
• Common ancestry: Lithuanian 21% German 3% Scandinavian 1%
• Languages at home: 82% English-only · French/Haitian/Cajun 17% Other Indo-European 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 106.3204
• 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

+444.4% since first listed

5 events — show timeline

• 2026-01-08 Listed $98,000 AcadianaMLS
• 2025-07-25 Price Changed $105,000 AcadianaMLS
• 2025-05-01 Listed $120,000 AcadianaMLS
• 2022-03-03 Sold (Public Records) $140,000 Public Records
• 2016-05-23 Sold (Public Records) $18,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $255 · -21.6% YoY. Source: county tax records.