2784 La Hwy 411 · Livonia, LA 70755

$76,900

2 bd · 1.0 ba · 1,027 sqft · SingleFamily · 18 Days on market

Built 1975 Fair condition 0.63 ac lot $75/sqft · 60% 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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

some repairs have been made, property will still need further repairs, HVAC does not appear to be working

Key facts

• 0.63 acre lot
• Built 1975
• Listed 18 days

Property features AI

Exterior

• Parking: Off-street parking
• Home design: Single-family detached residence; One-story
• Construction: Asbestos construction material
• Exterior features: Lot roughly 0.63 acres (approx. 218 x 127 x 221 x 126)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#75 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute 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: 12 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($532 loan paydown + $8k appreciation (10.0% local appreciation)).
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($76k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,746 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $191,046
• List price: $76,900
• Delta: -59.75%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.61×
• Total profit: $56,302
• Equity at exit: $69,278

10-year hold

• IRR: 28.9%
• Equity multiple: 8.18×
• Total profit: $154,501
• Equity at exit: $149,400

Cash invested: $21,532 (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 70755

• Home prices YoY: 8.4%
• Active inventory: 12
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$403
• Tax est. 1.5%: −$96 /mo · $1,154/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $226

Break-even live

Break-even rent $673

Max offer price $76,900

Occupancy floor 71%

Sensitivity live

Price	-10% $279	-5% $253	+0% $226	+5% $200	+10% $173
Rent	-10% $150	-5% $188	+0% $226	+5% $264	+10% $302
Rate	-1.0pp $265	-0.5pp $246	base $226	+0.5pp $206	+1.0pp $186

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-08
   listed $76,900 Active 105-char remark
2. 2026-05-08
   listed $76,900 Active 105-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,508
• − Mortgage interest: −$4,308
• − Property taxes: −$1,154
• − Insurance: −$384
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,237
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,334/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations, focusing on repairs to the kitchen and bathrooms, and updating the HVAC system. Painting and landscaping improvements can also significantly enhance its value.

Repairs flagged

• Major Kitchen ceiling — Severe peeling paint
• Major Bathroom walls — Damaged and missing fixtures
• Major HVAC system — No visible signs of functioning system

Value-add opportunities

• Both Painting the interior and exterior — Enhances curb appeal and interior aesthetics
• Both Upgrading the HVAC system — Improves comfort and energy efficiency
• Both Updating the kitchen and bathrooms — Modernizes the home and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen ceiling · Severe peeling paint	Major	$15,000–50,000
Bathroom walls · Damaged and missing fixtures	Major	$15,000–50,000
HVAC system · No visible signs of functioning system	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the interior and exterior — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading the HVAC system — Improves comfort and energy efficiency ↑
• Both Updating the kitchen and bathrooms — Modernizes the home and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Livonia

• Score: 69/100
• State rank: #75
• US rank: #8807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livonia, LA
• Population (ZIP): 1,500

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 (95%)
• Race & ethnicity: White 95% Black 4%
• Common ancestry: Lithuanian 33% Portuguese 2% Slovak 2%
• Languages at home: 90% English-only · French/Haitian/Cajun 5% Spanish 5%

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: ▲ 16.68%
• Current HPI: 214.01
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $76,900 AcadianaMLS
• 2026-05-08 Listed $76,900 GBRMLS