2336 N Central Ave · Lutcher, LA 70071

$91,020

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 3 Days on market

Built 1962 5,227 sqft 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +7.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very nice and cozy place to call home. Never flooded, XFlood Zone. Schedule an appointment to view Today!!!

Key facts

• 5,227 sq ft lot
• Built 1962
• Listed 2 days

Property features AI

Exterior

• Home design: Single-family residence
• Construction: Other construction materials
• Exterior features: Composition roof

Interior

• Kitchen: Kitchen included
• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bedroom 1; Bedroom 2

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).

Location & tenants

• Location reads 68/100 on livability (#98 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($629 loan paydown + $4k appreciation (4.0% local appreciation)).
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,020

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.22% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $192,320
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 N King Ave	0.11mi	3/2.0	1,325 (+10%)	8mo	$31,500	$24	67
1377 2nd St	0.33mi	3/1.0	1,125 (-6%)	10mo	$190,000	$169	66
1319 3rd St	0.36mi	3/2.0	1,241 (+3%)	18mo	$135,000	$109	59
1875 Hymel St	0.59mi	3/1.0	1,161 (-3%)	10mo	$186,000	$160	59
105 W Second St	0.67mi	3/2.0	1,256 (+4%)	8mo	$225,000	$179	50
1869 Hymel St	0.60mi	3/2.0	1,284 (+7%)	14mo	$189,900	$148	45
108 W Second St	0.64mi	3/2.0	1,229 (+2%)	23mo	$222,000	$181	43
1217 Desoto Dr	0.36mi	3/2.0	1,320 (+10%)	24mo	$175,000	$133	43

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

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.20×
• Total profit: $30,687
• Equity at exit: $46,012

10-year hold

• IRR: 20.5%
• Equity multiple: 4.25×
• Total profit: $82,725
• Equity at exit: $75,147

Cash invested: $25,486 (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 70071

• Home prices YoY: 3.5%
• Active inventory: 15
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $234

Break-even live

Break-even rent $817

Max offer price $91,020

Occupancy floor 74%

Sensitivity live

Price	-10% $286	-5% $260	+0% $234	+5% $208	+10% $183
Rent	-10% $146	-5% $190	+0% $234	+5% $278	+10% $322
Rate	-1.0pp $280	-0.5pp $257	base $234	+0.5pp $211	+1.0pp $187

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: $22,755
• Closing costs: $2,731
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $91,020 Active 3 DOM
2. 2026-06-18
   days on market $91,020 Active 2 DOM
3. 2026-06-17
   remarks 474-char remark
4. 2026-06-17
   listed $91,020 Active 1 DOM

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,565 · $130/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 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 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: $13,364
• − Mortgage interest: −$5,099
• − Property taxes: −$1,565
• − Insurance: −$455
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,648
• Taxable income: $1,460
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $2,460/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. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Lutcher

• Score: 68/100
• State rank: #98
• US rank: #9911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lutcher, LA
• City population: 3,123
• Population (ZIP): 3,123

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 38% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Slovak 1% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.97%
• Current HPI: 118.976
• 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

+56.1% since first listed

8 events — show timeline

• 2026-06-16 Listed $91,020 AcadianaMLS
• 2022-02-07 Sold (Public Records) $139,000 Public Records
• 2021-12-01 Sold (MLS) $139,000 GSREIN
• 2021-10-04 Pending — GSREIN
• 2021-09-24 Price Changed $139,700 GSREIN
• 2021-09-16 Listed $139,700 AcadianaMLS
• 2021-09-16 Listed $159,900 GSREIN
• 2006-04-17 Sold (Public Records) $58,300 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,565 · +0.0% YoY. Source: county tax records.