21480 La Hwy 16 · Port Vincent, LA 70726

$100,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 147 Days on market

Built 1970 2.47 ac lot $53/sqft · 62% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Investment Opportunity: 2.47-Acre Country Retreat with In-Ground Pool - No Flood Zone! Unlock the incredible potential of this spacious country home, perfectly situated on 2.47 sprawling acres. Offering the ultimate "blank canvas," this property is a dream for investors, flippers, or DIY enthusiasts looking to build sweat equity in a serene, private setting. The Vision: The interior features a desirable open floor plan with a massive den and a large dining room. The great room is flooded with natural light from a wall of windows and features a classic brick fireplace, providing a stunning foundation for a modern renovation. Outdoor Assets: Poolside Living: The backyard features an existing in-ground pool, ready to be restored into a private summer oasis. Curb Appeal: A deep, covered front porch spans the home, perfect for morning coffee and enjoying the quiet landscape. Acreage: Nearly 2.5 acres of "high and dry" land with mature trees, offering plenty of space for a workshop, garden, or expansion. Peace of Mind: Located in a No-Flood Zone, this property has no history of flooding, saving you on insurance costs and protecting your investment. Sold AS-IS. This is a rare chance to acquire significant acreage with established amenities at an affordable price point. Bring your tools and your vision to transform this diamond in the rough into a premier country estate!

Key facts

• In-ground pool
• Open floor plan
• No flood zone

Tags

• IN-GROUND POOL
• OPEN FLOOR PLAN
• CLASSIC BRICK FIREPLACE
• DEEP COVERED FRONT PORCH
• MATURE TREES
• NO FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.3% in Port Vincent — 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 65/100 on livability (#142 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, amenities F, commute F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 976 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1970 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.73% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.47%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $262,908
• List price: $100,000
• Delta: -61.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21465 La Hwy 16	0.12mi	4/2.0 (+1)	1,933 (+2%)	14mo	$84,900	$44	75
21704 La Hwy 16	0.44mi	3/2.0	1,890 (-0%)	13mo	$285,000	$151	68
13122 N Montrose North Dr	0.17mi	3/2.0	1,720 (-10%)	16mo	$210,000	$122	63

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 1.99×
• Total profit: $27,592
• Equity at exit: $14,910

10-year hold

• IRR: 32.1%
• Equity multiple: 4.03×
• Total profit: $84,704
• Equity at exit: $8,646

Cash invested: $28,000 (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 70726

• Rents YoY: 3.8%
• Active inventory: 976
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $664

Break-even live

Break-even rent $885

Max offer price $100,000

Occupancy floor 57%

Sensitivity live

Price	-10% $721	-5% $693	+0% $664	+5% $636	+10% $608
Rent	-10% $528	-5% $596	+0% $664	+5% $733	+10% $801
Rate	-1.0pp $715	-0.5pp $690	base $664	+0.5pp $638	+1.0pp $612

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13419 Hammack Rd Unit A Denham Springs, LA	2.0	2.0	1375	$1,350	$0.98	24d	1	0.78mi
22871 Balsam Dr Denham Springs, LA	4.0	2.0	1814	$1,975	$1.09	24d	1	1.24mi
22862 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$1,875	$1.16	44d	1	1.34mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 147 DOM
2. 2026-06-17
   days on market $100,000 Active 146 DOM
3. 2026-06-16
   days on market $100,000 Active 145 DOM
4. 2026-06-15
   days on market $100,000 Active 144 DOM
5. 2026-06-14
   days on market $100,000 Active 142 DOM
6. 2026-06-13
   days on market $100,000 Active 141 DOM
7. 2026-06-10
   days on market $100,000 Active 139 DOM
8. 2026-06-08
   days on market $100,000 Active 137 DOM
9. 2026-06-07
   days on market $100,000 Active 136 DOM
10. 2026-06-03
    days on market $100,000 Active 132 DOM
11. 2026-06-02
    days on market $100,000 Active 131 DOM
12. 2026-06-01
    days on market $100,000 Active 130 DOM
13. 2026-05-31
    days on market $100,000 Active 129 DOM
14. 2026-05-31
    pricedays on market $100,000 Active 128 DOM
15. 2026-03-16
    price $125,000 1410-char remark

    Show marketing remark (1419 chars)

    Rare Investment Opportunity: 2.47-Acre Country Retreat with In-Ground Pool – No Flood Zone! Unlock the incredible potential of this spacious country home, perfectly situated on 2.47 sprawling acres. Offering the ultimate "blank canvas, " this property is a dream for investors, flippers, or DIY enthusiasts looking to build sweat equity in a serene, private setting. The Vision: The interior features a desirable open floor plan with a massive den and a large dining room. The great room is flooded with natural light from a wall of windows and features a classic brick fireplace, providing a stunning foundation for a modern renovation. Outdoor Assets: Poolside Living: The backyard features an existing in-ground pool, ready to be restored into a private summer oasis. Curb Appeal: A deep, covered front porch spans the home, perfect for morning coffee and enjoying the quiet landscape. Acreage: Nearly 2.5 acres of "high and dry" land with mature trees, offering plenty of space for a workshop, garden, or expansion. Peace of Mind: Located in a No-Flood Zone, this property has no history of flooding, saving you on insurance costs and protecting your investment. Sold AS-IS. This is a rare chance to acquire significant acreage with established amenities at an affordable price point. Bring your tools and your vision to transform this diamond in the rough into a premier country estate!

16. 2026-03-16
    price $125,000 1419-char remark

    Show marketing remark (1419 chars)

    Rare Investment Opportunity: 2.47-Acre Country Retreat with In-Ground Pool – No Flood Zone! Unlock the incredible potential of this spacious country home, perfectly situated on 2.47 sprawling acres. Offering the ultimate "blank canvas, " this property is a dream for investors, flippers, or DIY enthusiasts looking to build sweat equity in a serene, private setting. The Vision: The interior features a desirable open floor plan with a massive den and a large dining room. The great room is flooded with natural light from a wall of windows and features a classic brick fireplace, providing a stunning foundation for a modern renovation. Outdoor Assets: Poolside Living: The backyard features an existing in-ground pool, ready to be restored into a private summer oasis. Curb Appeal: A deep, covered front porch spans the home, perfect for morning coffee and enjoying the quiet landscape. Acreage: Nearly 2.5 acres of "high and dry" land with mature trees, offering plenty of space for a workshop, garden, or expansion. Peace of Mind: Located in a No-Flood Zone, this property has no history of flooding, saving you on insurance costs and protecting your investment. Sold AS-IS. This is a rare chance to acquire significant acreage with established amenities at an affordable price point. Bring your tools and your vision to transform this diamond in the rough into a premier country estate!

17. 2026-01-22
    listed $150,000 Active 1410-char remark

    Show marketing remark (1419 chars)

    Rare Investment Opportunity: 2.47-Acre Country Retreat with In-Ground Pool – No Flood Zone! Unlock the incredible potential of this spacious country home, perfectly situated on 2.47 sprawling acres. Offering the ultimate "blank canvas, " this property is a dream for investors, flippers, or DIY enthusiasts looking to build sweat equity in a serene, private setting. The Vision: The interior features a desirable open floor plan with a massive den and a large dining room. The great room is flooded with natural light from a wall of windows and features a classic brick fireplace, providing a stunning foundation for a modern renovation. Outdoor Assets: Poolside Living: The backyard features an existing in-ground pool, ready to be restored into a private summer oasis. Curb Appeal: A deep, covered front porch spans the home, perfect for morning coffee and enjoying the quiet landscape. Acreage: Nearly 2.5 acres of "high and dry" land with mature trees, offering plenty of space for a workshop, garden, or expansion. Peace of Mind: Located in a No-Flood Zone, this property has no history of flooding, saving you on insurance costs and protecting your investment. Sold AS-IS. This is a rare chance to acquire significant acreage with established amenities at an affordable price point. Bring your tools and your vision to transform this diamond in the rough into a premier country estate!

18. 2026-01-22
    listed $150,000 Active 1419-char remark

    Show marketing remark (1419 chars)

    Rare Investment Opportunity: 2.47-Acre Country Retreat with In-Ground Pool – No Flood Zone! Unlock the incredible potential of this spacious country home, perfectly situated on 2.47 sprawling acres. Offering the ultimate "blank canvas, " this property is a dream for investors, flippers, or DIY enthusiasts looking to build sweat equity in a serene, private setting. The Vision: The interior features a desirable open floor plan with a massive den and a large dining room. The great room is flooded with natural light from a wall of windows and features a classic brick fireplace, providing a stunning foundation for a modern renovation. Outdoor Assets: Poolside Living: The backyard features an existing in-ground pool, ready to be restored into a private summer oasis. Curb Appeal: A deep, covered front porch spans the home, perfect for morning coffee and enjoying the quiet landscape. Acreage: Nearly 2.5 acres of "high and dry" land with mature trees, offering plenty of space for a workshop, garden, or expansion. Peace of Mind: Located in a No-Flood Zone, this property has no history of flooding, saving you on insurance costs and protecting your investment. Sold AS-IS. This is a rare chance to acquire significant acreage with established amenities at an affordable price point. Bring your tools and your vision to transform this diamond in the rough into a premier country estate!

19. 2010-08-16
    listed $137,500
20. 2010-08-16
    listed $137,500
21. 2010-01-08
    listed $137,500
22. 2010-01-08
    listed $137,500
23. 2004-12-02
    soldstatus
24. 2004-09-16
    listed $113,900
25. 2004-09-16
    listed $113,900

ⓘ 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: $1,601 · $133/mo
• Projected year-2 tax: $1,601 · $133/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,717
• − Mortgage interest: −$5,602
• − Property taxes: −$1,601
• − Insurance: −$500
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$2,909
• Taxable income: $6,790
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $6,342/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Port Vincent

• Score: 65/100
• State rank: #142
• US rank: #12539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

+9.7% since first listed

11 events — show timeline

• 2026-03-16 Price Changed $125,000 AcadianaMLS
• 2026-03-16 Price Changed $125,000 GBRMLS
• 2026-01-22 Listed $150,000 GBRMLS
• 2026-01-22 Listed $150,000 AcadianaMLS
• 2010-08-16 Listed $137,500 AcadianaMLS
• 2010-08-16 Listed $137,500 GBRMLS
• 2010-01-08 Listed $137,500 AcadianaMLS
• 2010-01-08 Listed $137,500 GBRMLS
• 2004-12-02 Sold (MLS) — GBRMLS
• 2004-09-16 Listed $113,900 GBRMLS
• 2004-09-16 Listed $113,900 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2024): $1,601 · +15.1% YoY. Source: county tax records.