609 W End Dr · New Roads, LA 70760

$57,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 138 Days on market

Built 1965 0.43 ac lot

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential in this 2 or 3 bedroom home. Spacious living room with built-ins. Has large laundry room with storage, sink and room for extra refrigerator or deep freezer. Home was remodeled in 2011 with a new HVAC, roof, floor updates and cabinetry updates. Refrigerator to remain! Schedule your showing today! Sits on 2 lots, has great parking for RV or boat, large patio area and 2 separate concrete slabs that previously was part of a workshop and storage shed.

Key facts

• Large patio area
• New hvac
• Large laundry room

Tags

• LARGE LAUNDRY ROOM
• REMODELED IN 2011
• NEW HVAC
• LARGE PATIO AREA
• GREAT PARKING FOR RV OR BOAT
• 2 SEPARATE CONCRETE SLABS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.4% in New Roads — 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 55/100 on livability (#365 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, schools D, amenities 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: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pointe Coupee County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 29 sale attempts since 16y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1965 — 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 D-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: 1.88% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.41%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $169,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Olinde St	0.24mi	3/2.0	1,512 (+1%)	11mo	$238,000	$157	78
607 Poydras St	0.46mi	3/1.0	1,462 (-2%)	7mo	$129,000	$88	64
1013 Berthier St	0.23mi	3/2.0	1,322 (-12%)	17mo	$149,500	$113	55
602 Berthier St	0.07mi	3/1.5	1,281 (-15%)	18mo	$160,000	$125	55
611 Poydras St	0.46mi	2/1.0 (-1)	1,400 (-7%)	8mo	$129,000	$92	52
301 Olinde St	0.23mi	2/1.0 (-1)	1,392 (-7%)	22mo	$194,900	$140	50
405 Janis St	0.15mi	3/1.0	1,288 (-14%)	22mo	$129,900	$101	47
207 Berthier St	0.28mi	3/2.0	1,696 (+13%)	23mo	$184,900	$109	46
302 Olinde St	0.24mi	2/2.0 (-1)	1,280 (-15%)	16mo	$120,000	$94	46
311 Pennsylvania Ave	0.74mi	3/2.0	1,658 (+10%)	18mo	$229,900	$139	33

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: 29.9%
• Equity multiple: 2.25×
• Total profit: $19,926
• Equity at exit: $8,499

10-year hold

• IRR: 37.2%
• Equity multiple: 4.44×
• Total profit: $54,937
• Equity at exit: $4,928

Cash invested: $15,960 (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 70760

• Home prices YoY: -31.5%
• Active inventory: 66
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $458

Break-even live

Break-even rent $490

Max offer price $57,000

Occupancy floor 52%

Sensitivity live

Price	-10% $490	-5% $474	+0% $458	+5% $442	+10% $425
Rent	-10% $373	-5% $415	+0% $458	+5% $500	+10% $542
Rate	-1.0pp $486	-0.5pp $472	base $458	+0.5pp $443	+1.0pp $428

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
659 W Main St Unit 5 New Roads, LA	2.0	1.0	1200	$800	$0.67	44d	1	0.46mi
9620 Island Rd Ventress, LA	3.0	2.0	1805	$1,850	$1.02	44d	1	1.39mi

Listing history 50 events

1. 2026-06-21
   days on market $57,000 Active 138 DOM
2. 2026-06-18
   days on market $57,000 Active 136 DOM
3. 2026-06-17
   days on market $57,000 Active 135 DOM
4. 2026-06-16
   days on market $57,000 Active 134 DOM
5. 2026-06-15
   days on market $57,000 Active 133 DOM
6. 2026-06-13
   days on market $57,000 Active 131 DOM
7. 2026-06-12
   days on market $57,000 Active 130 DOM
8. 2026-06-09
   days on market $57,000 Active 127 DOM
9. 2026-06-08
   days on market $57,000 Active 126 DOM
10. 2026-06-07
    days on market $57,000 Active 125 DOM
11. 2026-06-07
    days on market $57,000 Active 124 DOM
12. 2026-06-04
    days on market $57,000 Active 121 DOM
13. 2026-06-02
    days on market $57,000 Active 120 DOM
14. 2026-06-01
    days on market $57,000 Active 119 DOM
15. 2026-05-31
    remarks 684-char remark
16. 2026-05-31
    days on market $57,000 Active 118 DOM
17. 2026-05-31
    days on market $57,000 Active 117 DOM
18. 2026-04-22
    status Pending 466-char remark

    Show marketing remark (466 chars)

    Great potential in this 2 or 3 bedroom home. Spacious living room with built-ins. Has large laundry room with storage, sink and room for extra refrigerator or deep freezer. Home was remodeled in 2011 with a new HVAC, roof, floor updates and cabinetry updates. Refrigerator to remain! Schedule your showing today! Sits on 2 lots, has great parking for RV or boat, large patio area and 2 separate concrete slabs that previously was part of a workshop and storage shed.

19. 2026-04-22
    status Pending

    Show marketing remark (466 chars)

    Great potential in this 2 or 3 bedroom home. Spacious living room with built-ins. Has large laundry room with storage, sink and room for extra refrigerator or deep freezer. Home was remodeled in 2011 with a new HVAC, roof, floor updates and cabinetry updates. Refrigerator to remain! Schedule your showing today! Sits on 2 lots, has great parking for RV or boat, large patio area and 2 separate concrete slabs that previously was part of a workshop and storage shed.

20. 2025-12-29
    listed $57,000 Active

    Show marketing remark (466 chars)

    Great potential in this 2 or 3 bedroom home. Spacious living room with built-ins. Has large laundry room with storage, sink and room for extra refrigerator or deep freezer. Home was remodeled in 2011 with a new HVAC, roof, floor updates and cabinetry updates. Refrigerator to remain! Schedule your showing today! Sits on 2 lots, has great parking for RV or boat, large patio area and 2 separate concrete slabs that previously was part of a workshop and storage shed.

21. 2025-12-29
    listed $57,000 Active 466-char remark

    Show marketing remark (466 chars)

    Great potential in this 2 or 3 bedroom home. Spacious living room with built-ins. Has large laundry room with storage, sink and room for extra refrigerator or deep freezer. Home was remodeled in 2011 with a new HVAC, roof, floor updates and cabinetry updates. Refrigerator to remain! Schedule your showing today! Sits on 2 lots, has great parking for RV or boat, large patio area and 2 separate concrete slabs that previously was part of a workshop and storage shed.

22. 2025-10-31
    status Active
23. 2025-07-17
    status Pending
24. 2025-06-20
    listed $88,000 Active
25. 2025-06-20
    listed $88,000 Active
26. 2025-03-12
    price $100,665
27. 2025-03-12
    price $100,665
28. 2025-03-10
    status Active
29. 2025-02-19
    status Pending
30. 2025-02-17
    price $101,714
31. 2025-02-11
    price $101,714
32. 2024-12-20
    price $104,860
33. 2024-12-20
    price $104,860
34. 2024-12-11
    listed $107,800 Active
35. 2024-12-11
    historical
36. 2024-11-06
    listed $107,800 Active
37. 2024-11-06
    listed $107,800 Active
38. 2024-01-22
    historical
39. 2023-09-27
    listed $151,900 Active
40. 2023-09-27
    listed $151,900
41. 2019-08-13
    soldstatus $109,000
42. 2019-08-12
    soldstatus Sold
43. 2019-05-24
    status Pending
44. 2019-05-23
    listed $109,000 Active
45. 2019-05-23
    listed $109,000
46. 2016-05-31
    soldstatus Sold
47. 2016-05-31
    soldstatus $92,000
48. 2016-05-18
    status Pending
49. 2015-07-31
    price $99,900
50. 2015-06-03
    listed $105,000 Active

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $772 · $64/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 19 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: $12,831
• − Mortgage interest: −$3,193
• − Property taxes: −$772
• − Insurance: −$285
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$1,658
• Taxable income: $4,870
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,324/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: 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 — New Roads

• Score: 55/100
• State rank: #365
• US rank: #23356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Roads, LA
• Population (ZIP): 6,119

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 31% Two or more races 5%
• Common ancestry: Lithuanian 11% Serbian 1% Slovak 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

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: ▼ -51.48%
• Current HPI: 112.0492
• 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

+3.6% since first listed

49 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GBRMLS
• 2025-12-29 Listed $57,000 GBRMLS
• 2025-12-29 Listed $57,000 AcadianaMLS
• 2025-10-31 Relisted — GBRMLS
• 2025-07-17 Pending — GBRMLS
• 2025-06-20 Listed $88,000 GBRMLS
• 2025-06-20 Listed $88,000 AcadianaMLS
• 2025-03-12 Price Changed $100,665 AcadianaMLS
• 2025-03-12 Price Changed $100,665 GBRMLS
• 2025-03-10 Relisted — GBRMLS
• 2025-02-19 Pending — GBRMLS
• 2025-02-17 Price Changed $101,714 AcadianaMLS
• 2025-02-11 Price Changed $101,714 GBRMLS
• 2024-12-20 Price Changed $104,860 GBRMLS
• 2024-12-20 Price Changed $104,860 AcadianaMLS
• 2024-12-11 Listed $107,800 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-06 Listed $107,800 GBRMLS
• 2024-11-06 Listed $107,800 AcadianaMLS
• 2024-01-22 Delisted — GBRMLS
• 2023-09-27 Listed $151,900 AcadianaMLS
• 2023-09-27 Listed $151,900 GBRMLS
• 2019-08-13 Sold (Public Records) $109,000 Public Records
• 2019-08-12 Sold (MLS) — GBRMLS
• 2019-05-24 Pending — GBRMLS
• 2019-05-23 Listed $109,000 AcadianaMLS
• 2019-05-23 Listed $109,000 GBRMLS
• 2016-05-31 Sold (Public Records) $92,000 Public Records
• 2016-05-31 Sold (MLS) — GBRMLS
• 2016-05-18 Pending — GBRMLS
• 2015-07-31 Price Changed $99,900 GBRMLS
• 2015-06-03 Listed $105,000 GBRMLS
• 2014-10-01 Listed $99,900 AcadianaMLS
• 2014-01-23 Listed $119,900 AcadianaMLS
• 2014-01-23 Listed $119,900 GBRMLS
• 2013-01-08 Listed $115,000 AcadianaMLS
• 2013-01-08 Listed $115,000 GBRMLS
• 2012-06-15 Listed $119,900 AcadianaMLS
• 2012-06-15 Listed $119,900 GBRMLS
• 2011-10-24 Listed $119,900 AcadianaMLS
• 2011-10-24 Listed $119,900 GBRMLS
• 2011-04-29 Listed $135,000 AcadianaMLS
• 2011-04-29 Listed $135,000 GBRMLS
• 2011-01-17 Listed $144,900 AcadianaMLS
• 2011-01-17 Listed $144,900 GBRMLS
• 2010-05-25 Listed $144,900 AcadianaMLS
• 2010-05-25 Listed $144,900 GBRMLS
• 2009-11-12 Sold (Public Records) $55,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $772 · +0.0% YoY. Source: county tax records.