13 Allen Monk Rd · Morganza, LA 70715

$85,000

2 bd · 1.0 ba · 987 sqft · SingleFamily · 45 Days on market

Built 2002 Fair condition 4,356 sqft lot $86/sqft · at area comps Est $85k · at est.

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you're looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don't miss your opportunity to own your own slice of Old River paradise!

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#397 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, 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.
• Zoned schools: Upper Pointe Coupee Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 292 students, 77% FRL); Livonia High School (math 20% / reading 34%, grade F, #136 of 265 statewide, top 55%, 1,010 students, 66% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 10 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 $3k of equity ($588 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $85,000
• List price: $85,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Allen Monk Rd	0.00mi	2/1.0	987 (0%)	1mo	$85,000	$86	100

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: 13.4%
• Equity multiple: 1.76×
• Total profit: $18,186
• Equity at exit: $38,220

10-year hold

• IRR: 15.3%
• Equity multiple: 3.25×
• Total profit: $53,655
• Equity at exit: $58,901

Cash invested: $23,800 (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 70715

• Active inventory: 10
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $125

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 81%

Sensitivity live

Price	-10% $183	-5% $154	+0% $125	+5% $95	+10% $66
Rent	-10% $53	-5% $89	+0% $125	+5% $160	+10% $196
Rate	-1.0pp $167	-0.5pp $146	base $125	+0.5pp $103	+1.0pp $80

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-07
   status Pending 610-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

2. 2026-05-07
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

3. 2026-03-24
   status Active 610-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

4. 2026-03-24
   status Active 624-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

5. 2026-03-20
   listed $85,000 610-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

6. 2026-03-20
   listed $85,000 624-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

7. 2026-03-20
   historical 624-char remark

   Show marketing remark (624 chars)

   Old River camp with stunning water views and unforgettable sunsets! CAMP ONLY - LEASED LAND - This 2-bedroom, 1 bath camp features an open floor plan perfect for relaxing weekends or full-time living. Whether you’re looking for a peaceful retreat or a place to call home, this property offers the best of both worlds. Some furnishings will remain, making this an easy move-in or turn-key getaway. This property sits on leased land. An annual land lease of $1,600 is required, with terms to be agreed upon between the buyer and landowner. Don’t miss your opportunity to own your own slice of Old River paradise!

ⓘ 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 6/10 Major FEMA zone X · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,815
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$2,473
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,459/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 · 13 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 1-bath camp offers a fair condition with cosmetic updates needed for a move-in-ready experience.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden deck — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace wooden deck — improves safety and aesthetics
• Both repair/replace ceiling fans — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden deck · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace wooden deck — improves safety and aesthetics ↑
• Both repair/replace ceiling fans — improves comfort and energy efficiency ↑

ⓘ 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 — Morganza

• Score: 53/100
• State rank: #397
• US rank: #24638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 895

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 8% Slovak 1%
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 2%

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: —
• Current HPI: —
• 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

7 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-03-24 Relisted — AcadianaMLS
• 2026-03-24 Relisted — GBRMLS
• 2026-03-20 Delisted — GBRMLS
• 2026-03-20 Listed $85,000 GBRMLS
• 2026-03-20 Listed $85,000 AcadianaMLS