624 Garyville Northern St · Garyville, LA 70051

$57,000

3 bd · 2.0 ba · 1,695 sqft · SingleFamily · 375 Days on market

Built 1921 0.27 ac lot $34/sqft · 71% below area ↓ 27% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

Key facts

• Corner lot
• 0.27 acre lot
• Parking

Tags

• COVERED LARGE BACK PATIO
• CORNER LOT

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 $665 ($8k/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.

Location & tenants

• Location reads 65/100 on livability (#154 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($394 loan paydown + $6k appreciation (10.0% local appreciation)).
• St. John the Baptist 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $24k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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 1921 — 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: 2.38% ✓
• Cap rate: 20.28%
• Cash-on-cash: 49.96%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $196,308
• List price: $57,000
• Delta: -70.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 N Apple St	0.08mi	3/2.0	1,614 (-5%)	9mo	$199,900	$124	80
127 N Church St	0.21mi	4/2.0 (+1)	1,692 (-0%)	10mo	$219,900	$130	76
456 Historic Main St	0.41mi	4/2.0 (+1)	1,700 (+0%)	11mo	$40,000	$24	66
477 S Church St	0.50mi	3/2.0	1,823 (+8%)	10mo	$172,000	$94	56
500 S Church St	0.45mi	4/2.0 (+1)	1,858 (+10%)	9mo	$225,000	$121	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 63.6%
• Equity multiple: 5.60×
• Total profit: $73,398
• Equity at exit: $51,350

10-year hold

• IRR: 57.1%
• Equity multiple: 12.46×
• Total profit: $182,920
• Equity at exit: $110,738

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 70051

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $665

Break-even live

Break-even rent $518

Max offer price $57,000

Occupancy floor 46%

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: —

Listing history 43 events

1. 2026-06-19
   days on market $57,000 Active 375 DOM
2. 2026-06-18
   days on market $57,000 Active 374 DOM
3. 2026-06-17
   days on market $57,000 Active 373 DOM
4. 2026-06-16
   days on market $57,000 Active 372 DOM
5. 2026-06-15
   days on market $57,000 Active 371 DOM
6. 2026-06-14
   days on market $57,000 Active 369 DOM
7. 2026-06-13
   days on market $57,000 Active 368 DOM
8. 2026-06-10
   days on market $57,000 Active 366 DOM
9. 2026-06-09
   days on market $57,000 Active 365 DOM
10. 2026-06-08
    days on market $57,000 Active 364 DOM
11. 2026-06-07
    days on market $57,000 Active 363 DOM
12. 2026-06-02
    days on market $57,000 Active 358 DOM
13. 2026-06-01
    days on market $57,000 Active 357 DOM
14. 2026-05-31
    days on market $57,000 Active 356 DOM
15. 2026-05-30
    days on market $57,000 Active 355 DOM
16. 2026-05-20
    price $57,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

17. 2026-05-20
    price $57,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

18. 2026-04-21
    price $60,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

19. 2026-04-21
    price $60,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

20. 2025-12-18
    price $65,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

21. 2025-12-18
    price $65,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

22. 2025-07-17
    price $75,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

23. 2025-07-17
    price $75,000 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

24. 2025-06-05
    listed $80,750 Active 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

25. 2025-06-05
    listed $80,750 Active 248-char remark

    Show marketing remark (248 chars)

    This property is located in Garyville, La - Hapeville Subdivision. Property boosts 3 bedrooms, 2 bathrooms, living room, Covered large back patio, Large Den, storage space. I covered carport and sits on a corner lot. Come on by and take a look!!!!!

26. 2025-03-10
    price $80,750
27. 2025-03-10
    price $80,750
28. 2025-02-11
    price $85,000
29. 2025-02-10
    price $85,000
30. 2024-12-13
    price $99,650
31. 2024-11-11
    price $104,750
32. 2024-11-11
    price $104,750
33. 2024-10-21
    price $109,500
34. 2024-10-21
    price $109,500
35. 2024-09-24
    listed $115,000 Active
36. 2017-12-22
    historical
37. 2017-06-21
    listed $75,000 Active
38. 2017-06-21
    listed $75,000
39. 2017-06-02
    historical
40. 2016-11-15
    price $77,900
41. 2016-08-15
    price $88,000
42. 2016-06-01
    listed $98,000 Active
43. 2016-06-01
    listed $77,900

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 5/10 Major FEMA zone X (shaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,308
• − Mortgage interest: −$3,193
• − Property taxes: −$1,037
• − Insurance: −$285
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,658
• Taxable income: $7,526
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $6,168/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: St. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Garyville

• Score: 65/100
• State rank: #154
• US rank: #13042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garyville, LA
• City population: 2,045
• Population (ZIP): 1,913

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 4%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.23%
• Current HPI: 190.43
• 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

-26.8% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $57,000 AcadianaMLS
• 2026-05-20 Price Changed $57,000 GSREIN
• 2026-04-21 Price Changed $60,000 AcadianaMLS
• 2026-04-21 Price Changed $60,000 GSREIN
• 2025-12-18 Price Changed $65,000 AcadianaMLS
• 2025-12-18 Price Changed $65,000 GSREIN
• 2025-07-17 Price Changed $75,000 AcadianaMLS
• 2025-07-17 Price Changed $75,000 GSREIN
• 2025-06-05 Listed $80,750 GSREIN
• 2025-06-05 Listed $80,750 AcadianaMLS
• 2025-03-10 Price Changed $80,750 AcadianaMLS
• 2025-03-10 Price Changed $80,750 GSREIN
• 2025-02-11 Price Changed $85,000 AcadianaMLS
• 2025-02-10 Price Changed $85,000 GSREIN
• 2024-12-13 Price Changed $99,650 GSREIN
• 2024-11-11 Price Changed $104,750 AcadianaMLS
• 2024-11-11 Price Changed $104,750 GSREIN
• 2024-10-21 Price Changed $109,500 AcadianaMLS
• 2024-10-21 Price Changed $109,500 GSREIN
• 2024-09-24 Listed $115,000 AcadianaMLS
• 2017-12-22 Listing Removed — GSREIN
• 2017-06-21 Listed $75,000 GSREIN
• 2017-06-21 Listed $75,000 AcadianaMLS
• 2017-06-02 Listing Removed — GSREIN
• 2016-11-15 Price Changed $77,900 GSREIN
• 2016-08-15 Price Changed $88,000 GSREIN
• 2016-06-01 Listed $98,000 GSREIN
• 2016-06-01 Listed $77,900 AcadianaMLS

Property tax history

+9.3%/yr

Latest (2025): $1,037 · +0.1% YoY. Source: county tax records.