57925 Mcdaniel St · Plaquemine, LA 70764

$145,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily · 15 Days on market

Built 1960 7,405 sqft lot Est $251k · 42% under ↓ 12% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a fantastic investment opportunity in Iberville Parish! This spacious home offers over 1,800 square feet of living space, featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room perfect for a home office, playroom, or additional living area. Enjoy outdoor living under the covered patio--ideal for relaxing or entertaining--along with multiple storage rooms that provide plenty of space for tools, hobbies, or equipment. The home is also equipped with a gas generator, offering added peace of mind and convenience. With its generous layout and great potential, this property is perfect for investors or buyers looking to customize a home to fit their vision. Don't miss out on this opportunity in a desirable Iberville Parish location!

Key facts

• Gas generator
• Covered patio
• 7,405 sq ft lot

Tags

• COVERED PATIO
• MULTIPLE STORAGE ROOMS
• GAS GENERATOR
• IBERVILLE PARISH LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.9% in Plaquemine — 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 61/100 on livability (#238 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — 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: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville 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.
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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

• 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.07% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.63%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $251,312
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57845 Guidry St	0.30mi	3/2.0	1,930 (+7%)	2mo	$285,000	$148	73
57930 Borruano Dr	0.23mi	3/2.0	1,750 (-3%)	14mo	$230,000	$131	72
23040 Short St	0.67mi	3/2.0	1,823 (+1%)	1mo	$135,000	$74	67
57841 Orange Dr	0.33mi	3/2.0	1,613 (-11%)	14mo	$225,000	$139	55
57921 Borruano Dr	0.19mi	3/2.0	2,045 (+13%)	19mo	$235,000	$115	53
57810 Orange Dr	0.37mi	4/2.5 (+1)	1,974 (+9%)	9mo	$307,500	$156	53
22725 Jade Dr	0.49mi	3/2.5	1,662 (-8%)	22mo	$259,900	$156	44
23095 Dalbor St	0.74mi	2/1.0 (-1)	1,594 (-12%)	19mo	$175,000	$110	21

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,791
• Equity at exit: $21,620

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $24,120
• Equity at exit: $12,537

Cash invested: $40,600 (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 70764

• Home prices YoY: -20.1%
• Active inventory: 128
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $326

Break-even live

Break-even rent $1,138

Max offer price $145,000

Occupancy floor 74%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23515 Marshall St Plaquemine, LA	4.0	2.0	1318	$1,550	$1.18	43d	1	1.35mi

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 15 DOM
2. 2026-06-17
   days on market $145,000 Active 14 DOM
3. 2026-06-16
   days on market $145,000 Active 13 DOM
4. 2026-06-15
   days on market $145,000 Active 12 DOM
5. 2026-06-14
   days on market $145,000 Active 10 DOM
6. 2026-06-13
   days on market $145,000 Active 9 DOM
7. 2026-06-10
   days on market $145,000 Active 7 DOM
8. 2026-06-09
   days on market $145,000 Active 6 DOM
9. 2026-06-08
   days on market $145,000 Active 5 DOM
10. 2026-06-07
    status $145,000 Active 4 DOM
11. 2026-03-30
    status Pending 755-char remark

    Show marketing remark (755 chars)

    Discover a fantastic investment opportunity in Iberville Parish! This spacious home offers over 1,800 square feet of living space, featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room perfect for a home office, playroom, or additional living area. Enjoy outdoor living under the covered patio--ideal for relaxing or entertaining--along with multiple storage rooms that provide plenty of space for tools, hobbies, or equipment. The home is also equipped with a gas generator, offering added peace of mind and convenience. With its generous layout and great potential, this property is perfect for investors or buyers looking to customize a home to fit their vision. Don't miss out on this opportunity in a desirable Iberville Parish location!

12. 2026-03-30
    status Pending

    Show marketing remark (755 chars)

    Discover a fantastic investment opportunity in Iberville Parish! This spacious home offers over 1,800 square feet of living space, featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room perfect for a home office, playroom, or additional living area. Enjoy outdoor living under the covered patio--ideal for relaxing or entertaining--along with multiple storage rooms that provide plenty of space for tools, hobbies, or equipment. The home is also equipped with a gas generator, offering added peace of mind and convenience. With its generous layout and great potential, this property is perfect for investors or buyers looking to customize a home to fit their vision. Don't miss out on this opportunity in a desirable Iberville Parish location!

13. 2026-03-26
    listed $145,000 Active 755-char remark

    Show marketing remark (755 chars)

    Discover a fantastic investment opportunity in Iberville Parish! This spacious home offers over 1,800 square feet of living space, featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room perfect for a home office, playroom, or additional living area. Enjoy outdoor living under the covered patio--ideal for relaxing or entertaining--along with multiple storage rooms that provide plenty of space for tools, hobbies, or equipment. The home is also equipped with a gas generator, offering added peace of mind and convenience. With its generous layout and great potential, this property is perfect for investors or buyers looking to customize a home to fit their vision. Don't miss out on this opportunity in a desirable Iberville Parish location!

14. 2026-03-26
    listed $145,000 Active

    Show marketing remark (755 chars)

    Discover a fantastic investment opportunity in Iberville Parish! This spacious home offers over 1,800 square feet of living space, featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room perfect for a home office, playroom, or additional living area. Enjoy outdoor living under the covered patio--ideal for relaxing or entertaining--along with multiple storage rooms that provide plenty of space for tools, hobbies, or equipment. The home is also equipped with a gas generator, offering added peace of mind and convenience. With its generous layout and great potential, this property is perfect for investors or buyers looking to customize a home to fit their vision. Don't miss out on this opportunity in a desirable Iberville Parish location!

15. 2014-08-01
    soldstatus 751-char remark

    Show marketing remark (751 chars)

    Whole-house natural gas generator! Enjoy the comfort and security of never being without power when the generator kicks on automatically within seconds of a power outage. Landscaped with covered parking for 2 cars. Freshly painted throughout. Spacious rooms with lots of storage including a large walk-in closet in one of the bedrooms. Attic is floored for additional storage. Granite counter tops in updated kitchen. Den or sunroom off the kitchen could also be a 4th bedroom which features a huge closet. Also off the kitchen is a large laundry room with access to outside. Outside the back door is a large, private, covered patio overlooking the fenced-in yard. Also in back are 2 separate storage rooms. New roof in 2008. Great house, great price!

16. 2014-07-31
    soldstatus $155,000
17. 2014-05-28
    listed $164,900 751-char remark

    Show marketing remark (751 chars)

    Whole-house natural gas generator! Enjoy the comfort and security of never being without power when the generator kicks on automatically within seconds of a power outage. Landscaped with covered parking for 2 cars. Freshly painted throughout. Spacious rooms with lots of storage including a large walk-in closet in one of the bedrooms. Attic is floored for additional storage. Granite counter tops in updated kitchen. Den or sunroom off the kitchen could also be a 4th bedroom which features a huge closet. Also off the kitchen is a large laundry room with access to outside. Outside the back door is a large, private, covered patio overlooking the fenced-in yard. Also in back are 2 separate storage rooms. New roof in 2008. Great house, great price!

18. 2014-05-28
    listed $164,900

    Show marketing remark (751 chars)

    Whole-house natural gas generator! Enjoy the comfort and security of never being without power when the generator kicks on automatically within seconds of a power outage. Landscaped with covered parking for 2 cars. Freshly painted throughout. Spacious rooms with lots of storage including a large walk-in closet in one of the bedrooms. Attic is floored for additional storage. Granite counter tops in updated kitchen. Den or sunroom off the kitchen could also be a 4th bedroom which features a huge closet. Also off the kitchen is a large laundry room with access to outside. Outside the back door is a large, private, covered patio overlooking the fenced-in yard. Also in back are 2 separate storage rooms. New roof in 2008. Great house, great price!

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $936 · $78/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $18,600
• − Mortgage interest: −$8,122
• − Property taxes: −$936
• − Insurance: −$725
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,218
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,519/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Plaquemine

• Score: 61/100
• State rank: #238
• US rank: #18111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plaquemine, LA
• Population (ZIP): 15,046

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 13% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.08%
• Current HPI: 178.9188
• 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

-12.1% since first listed

8 events — show timeline

• 2026-03-30 Pending — AcadianaMLS
• 2026-03-30 Pending — GBRMLS
• 2026-03-26 Listed $145,000 GBRMLS
• 2026-03-26 Listed $145,000 AcadianaMLS
• 2014-08-01 Sold (MLS) — GBRMLS
• 2014-07-31 Sold (Public Records) $155,000 Public Records
• 2014-05-28 Listed $164,900 AcadianaMLS
• 2014-05-28 Listed $164,900 GBRMLS

Property tax history

+7.1%/yr

Latest (2024): $936 · -0.2% YoY. Source: county tax records.