250 Druilhet St · Jeanerette, LA 70544

$24,900

3 bd · 2.5 ba · 1,853 sqft · Other · 88 Days on market

5,227 sqft lot $13/sqft · 78% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

Key facts

• Open floor plan
• Tiled flooring
• Detached carport

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• AMPLE CABINET STORAGE
• TILED FLOORING
• DETACHED CARPORT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#320 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools C-, crime F, amenities F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 33 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
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: 4.63% ✓
• Cap rate: 42.21%
• Cash-on-cash: 128.27%
• DSCR: 6.71
• GRM: 1.8

CMA / ARV

• ARV (median comp): $114,043
• List price: $24,900
• Delta: -78.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.23×
• Total profit: $43,443
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 15.20×
• Total profit: $99,004
• Equity at exit: $2,153

Cash invested: $6,972 (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 70544

• Home prices YoY: -17.8%
• Active inventory: 33
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $745

Break-even live

Break-even rent $211

Max offer price $24,900

Occupancy floor 30%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending 385-char remark

   Show marketing remark (385 chars)

   This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

2. 2026-04-28
   status Active 385-char remark

   Show marketing remark (385 chars)

   This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

3. 2026-03-26
   status Pending 385-char remark

   Show marketing remark (385 chars)

   This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

4. 2026-02-11
   historical Contingent (No Show) 385-char remark

   Show marketing remark (385 chars)

   This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

5. 2026-01-15
   listed $24,900 Active 385-char remark

   Show marketing remark (385 chars)

   This 3-bedroom, 2.5-bath home is a must see! Features an open floor plan with spacious living room and bedrooms. Kitchen with breakfast bar and ample cabinet storage. Tiled flooring throughout. Outside, enjoy the yard and front porch, along with a detached carport for added convenience. S. Conveniently located and full of possibilities. Schedule your showing today and make it yours!

6. 2009-01-09
   soldstatus $83,500
7. 2009-01-07
   soldstatus $83,500 235-char remark

   Show marketing remark (235 chars)

   LARGE HOME SITUATED ON LARGE LOT WITH TREES. LIVING/DINING WITH STEP DOWN INTO OPEN DEN/DINING/KITCHEN. COVERED PATIO WITH SINK, 11 X 13 CONCRETE STORAGE BUILDING PLUS 20 X 20 DETACHED COVERED PATIO. CENTRAL HEAT/COOL, SECURITY SYSTEM.

8. 2008-08-27
   listed $83,500 235-char remark

   Show marketing remark (235 chars)

   LARGE HOME SITUATED ON LARGE LOT WITH TREES. LIVING/DINING WITH STEP DOWN INTO OPEN DEN/DINING/KITCHEN. COVERED PATIO WITH SINK, 11 X 13 CONCRETE STORAGE BUILDING PLUS 20 X 20 DETACHED COVERED PATIO. CENTRAL HEAT/COOL, SECURITY SYSTEM.

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $306 · $26/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 (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 23 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: $13,849
• − Mortgage interest: −$1,395
• − Property taxes: −$306
• − Insurance: −$124
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$724
• Taxable income: $9,083
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $6,763/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Jeanerette

• Score: 57/100
• State rank: #320
• US rank: #21825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeanerette, LA
• Population (ZIP): 10,407

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 48% White 35% Two or more races 6% Native American 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 8%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Korean 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.88%
• Current HPI: 110.2806
• 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

-70.2% since first listed

8 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-04-28 Relisted — AcadianaMLS
• 2026-03-26 Pending — AcadianaMLS
• 2026-02-11 Contingent — AcadianaMLS
• 2026-01-15 Listed $24,900 AcadianaMLS
• 2009-01-09 Sold (Public Records) $83,500 Public Records
• 2009-01-07 Sold (MLS) $83,500 AcadianaMLS
• 2008-08-27 Listed $83,500 AcadianaMLS

Property tax history

-4.7%/yr

Latest (2025): $306 · +2.0% YoY. Source: county tax records.