144 Palmer Ln · Ama, LA 70031

$88,000

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 211 Days on market

Built 1964 0.63 ac lot $51/sqft · 65% below area ↓ 48% since listing

---

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
• Appreciation +5.6/10.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

Key facts

• Rv parking
• Storage shed
• Covered patio

Tags

• RV PARKING
• STORAGE SHED
• COVERED PATIO
• DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#346 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-; Watch: schools F, amenities F, commute F.
• St. Charles Parish (suburban): math 40% / reading 51% proficiency, ranked #14 of 98 in LA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 74 units permitted in St. Charles Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($608 loan paydown + $1k appreciation (1.2% local appreciation)).
• St. Charles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $81k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.22% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.68%
• DSCR: 2.99
• GRM: 3.8

CMA / ARV

• ARV (median comp): $247,983
• List price: $88,000
• Delta: -64.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Ellen St	0.26mi	3/2.0	1,794 (+3%)	2mo	$265,000	$148	81
233 Perry Ln	0.37mi	2/2.0 (-1)	1,835 (+6%)	9mo	$335,000	$183	61
417 Ellen St	0.49mi	3/2.5	1,794 (+3%)	14mo	$293,900	$164	58
217 Bernard Ave Ave	0.30mi	3/2.0	1,500 (-14%)	17mo	$141,000	$94	48

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

Projected returns pro-forma

1.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.4%
• Equity multiple: 3.31×
• Total profit: $56,881
• Equity at exit: $31,063

10-year hold

• IRR: 46.0%
• Equity multiple: 6.57×
• Total profit: $137,358
• Equity at exit: $42,081

Cash invested: $24,640 (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 70031

• Home prices YoY: 1.0%
• Active inventory: 13
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$125 /mo · $1,500/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $851

Break-even live

Break-even rent $873

Max offer price $88,000

Occupancy floor 51%

Sensitivity live

Price	-10% $901	-5% $876	+0% $851	+5% $826	+10% $801
Rent	-10% $697	-5% $774	+0% $851	+5% $928	+10% $1,005
Rate	-1.0pp $895	-0.5pp $873	base $851	+0.5pp $828	+1.0pp $805

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Dell St Saint Rose, LA	3.0	2.0	1220	$1,950	$1.60	18d	1	1.38mi

Listing history 24 events

1. 2026-06-16
   status $88,000 Pending 211 DOM
2. 2026-06-15
   days on market $88,000 Active 211 DOM
3. 2026-06-13
   days on market $88,000 Active 209 DOM
4. 2026-06-13
   days on market $88,000 Active 208 DOM
5. 2026-06-10
   days on market $88,000 Active 206 DOM
6. 2026-06-09
   days on market $88,000 Active 205 DOM
7. 2026-06-08
   days on market $88,000 Active 204 DOM
8. 2026-06-07
   days on market $88,000 Active 203 DOM
9. 2026-06-05
   days on market $88,000 Active 200 DOM
10. 2026-06-03
    days on market $88,000 Active 199 DOM
11. 2026-06-02
    days on market $88,000 Active 198 DOM
12. 2026-05-31
    days on market $88,000 Active 197 DOM
13. 2026-05-19
    price $88,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

14. 2026-05-19
    price $88,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

15. 2026-04-08
    price $99,900 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

16. 2026-04-08
    price $99,900 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

17. 2026-02-24
    price $119,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

18. 2026-02-24
    price $119,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

19. 2026-01-15
    price $135,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

20. 2026-01-15
    price $135,000 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

21. 2025-12-16
    price $149,900 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

22. 2025-12-16
    price $149,900 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

23. 2025-11-13
    listed $169,000 Active 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

24. 2025-11-13
    listed $169,000 Active 738-char remark

    Show marketing remark (738 chars)

    Enjoy the peaceful charm of quiet country living in this raised 3-bedroom home with an additional office, perfectly set on a dead-end street for added privacy and minimal traffic. This property offers a great opportunity for buyers seeking space, potential, and a relaxed rural setting. The home features RV parking, a storage shed, and a covered patio area, providing plenty of room for outdoor projects, hobbies, and entertaining. Inside, the house does need foundation work to the subfloor, making it an ideal option for investors, renovators, or anyone ready to bring their own vision to life. With its convenient layout, outdoor amenities, and serene location, this home has strong potential to become a personalized country retreat.

ⓘ 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: $1,500 · $125/mo
• Projected year-2 tax: $1,500 · $125/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 7/10 Severe FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 10/10 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: $23,400
• − Mortgage interest: −$4,929
• − Property taxes: −$1,500
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$2,560
• Taxable income: $9,430
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $7,948/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. Charles Parish
• NCES district ID: 2201440
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $60,261
• Composite: 40.0/100
• National rank: #3830
• State rank: #14 of 98 in LA

Livability — Ama

• Score: 56/100
• State rank: #346
• US rank: #22965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ama, LA
• City population: 1,473
• Population (ZIP): 1,473

Population outlook (St. Charles County) Hauer SSP2

• Today (2025): 53,296 people
• By 2030: 53,030 · -0.5%
• By 2040: 51,646 · -3.1%
• By 2050: 49,771 · -6.6%
• By 2075: 46,993 · -11.8%
• By 2100: 44,473 · -16.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 43% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 22% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · St. Charles

• 2024 margin: Solid R (+32.4) · D 33.0% · R 65.4% · Other 1.6%
• 2008→2024 swing: -1.1pp toward R · 2008: -31.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+29.6 2016: R+30.8 2012: R+27.8 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.22%
• Current HPI: 124.1817
• 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

-47.9% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $88,000 AcadianaMLS
• 2026-05-19 Price Changed $88,000 GSREIN
• 2026-04-08 Price Changed $99,900 AcadianaMLS
• 2026-04-08 Price Changed $99,900 GSREIN
• 2026-02-24 Price Changed $119,000 AcadianaMLS
• 2026-02-24 Price Changed $119,000 GSREIN
• 2026-01-15 Price Changed $135,000 AcadianaMLS
• 2026-01-15 Price Changed $135,000 GSREIN
• 2025-12-16 Price Changed $149,900 AcadianaMLS
• 2025-12-16 Price Changed $149,900 GSREIN
• 2025-11-13 Listed $169,000 GSREIN
• 2025-11-13 Listed $169,000 AcadianaMLS

Property tax history

+3.5%/yr

Latest (2024): $1,500 · +48.9% YoY. Source: county tax records.