2231 S Central Ave · Lutcher, LA 70071

$159,900

3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 120 Days on market

Built 1950 $87/sqft · 12% below area Est $179k · 11% under ↓ 6% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +12.4/15.0
• Cash flow +12.0/30.0
• Appreciation +7.0/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into this inviting 4-bedroom, 2-bath cottage that blends warmth and character with practical features. Inside, you'll find soaring high ceilings and beautiful real wood flooring, creating a spacious and cozy atmosphere. The open layout includes an inside laundry area for added convenience. Enjoy the benefit of an extra-long carport, perfect for multiple vehicles or additional covered space. A detached metal shed provides excellent storage options for tools, outdoor equipment, or hobbies. Located in an X flood zone, this home offers peace of mind with no flood insurance required.

Key facts

• Inside laundry area
• Detached metal shed
• High ceilings

Tags

• HIGH CEILINGS
• REAL WOOD FLOORING
• INSIDE LAUNDRY AREA
• EXTRA-LONG CARPORT
• DETACHED METAL SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (21.3% below list).
• Recommended offer: $126k (21.3% below list) — sets the bar for 1% rule.

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 $7k of equity ($1k loan paydown + $6k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,888 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (median comp): $179,469
• List price: $159,900
• Delta: -10.90%
• 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
2123 Miles St	0.23mi	3/2.0	1,785 (-3%)	8mo	$296,000	$166	77
2220 S Central Ave	0.04mi	3/2.0	1,600 (-13%)	2mo	$198,000	$124	75
1313 3rd St	0.46mi	3/2.0	1,958 (+6%)	12mo	$179,000	$91	58
1871 George Street St	0.57mi	3/2.0	1,653 (-10%)	4mo	$207,000	$125	53

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: 9.3%
• Equity multiple: 1.56×
• Total profit: $25,231
• Equity at exit: $80,832

10-year hold

• IRR: 11.3%
• Equity multiple: 2.86×
• Total profit: $83,223
• Equity at exit: $132,016

Cash invested: $44,772 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$127 /mo · $1,525/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-38

Break-even live

Break-even rent $1,307

Max offer price $153,235

Occupancy floor 98%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $159,900 Active 120 DOM
2. 2026-06-18
   days on market $159,900 Active 119 DOM
3. 2026-06-17
   days on market $159,900 Active 118 DOM
4. 2026-06-16
   days on market $159,900 Active 117 DOM
5. 2026-06-15
   days on market $159,900 Active 116 DOM
6. 2026-06-14
   days on market $159,900 Active 114 DOM
7. 2026-06-13
   days on market $159,900 Active 113 DOM
8. 2026-06-10
   days on market $159,900 Active 111 DOM
9. 2026-06-09
   days on market $159,900 Active 110 DOM
10. 2026-06-08
    days on market $159,900 Active 109 DOM
11. 2026-06-07
    days on market $159,900 Active 108 DOM
12. 2026-06-05
    days on market $159,900 Active 105 DOM
13. 2026-06-02
    days on market $159,900 Active 103 DOM
14. 2026-06-01
    days on market $159,900 Active 102 DOM
15. 2026-05-31
    days on market $159,900 Active 101 DOM
16. 2026-05-30
    days on market $159,900 Active 100 DOM
17. 2026-03-31
    price $165,000 590-char remark

    Show marketing remark (590 chars)

    Step into this inviting 4-bedroom, 2-bath cottage that blends warmth and character with practical features. Inside, you'll find soaring high ceilings and beautiful real wood flooring, creating a spacious and cozy atmosphere. The open layout includes an inside laundry area for added convenience. Enjoy the benefit of an extra-long carport, perfect for multiple vehicles or additional covered space. A detached metal shed provides excellent storage options for tools, outdoor equipment, or hobbies. Located in an X flood zone, this home offers peace of mind with no flood insurance required.

18. 2026-03-31
    price $165,000 590-char remark

    Show marketing remark (590 chars)

    Step into this inviting 4-bedroom, 2-bath cottage that blends warmth and character with practical features. Inside, you'll find soaring high ceilings and beautiful real wood flooring, creating a spacious and cozy atmosphere. The open layout includes an inside laundry area for added convenience. Enjoy the benefit of an extra-long carport, perfect for multiple vehicles or additional covered space. A detached metal shed provides excellent storage options for tools, outdoor equipment, or hobbies. Located in an X flood zone, this home offers peace of mind with no flood insurance required.

19. 2026-02-19
    listed $169,900 Active 590-char remark

    Show marketing remark (590 chars)

    Step into this inviting 4-bedroom, 2-bath cottage that blends warmth and character with practical features. Inside, you'll find soaring high ceilings and beautiful real wood flooring, creating a spacious and cozy atmosphere. The open layout includes an inside laundry area for added convenience. Enjoy the benefit of an extra-long carport, perfect for multiple vehicles or additional covered space. A detached metal shed provides excellent storage options for tools, outdoor equipment, or hobbies. Located in an X flood zone, this home offers peace of mind with no flood insurance required.

20. 2026-02-19
    listed $169,900 Active 590-char remark

    Show marketing remark (590 chars)

    Step into this inviting 4-bedroom, 2-bath cottage that blends warmth and character with practical features. Inside, you'll find soaring high ceilings and beautiful real wood flooring, creating a spacious and cozy atmosphere. The open layout includes an inside laundry area for added convenience. Enjoy the benefit of an extra-long carport, perfect for multiple vehicles or additional covered space. A detached metal shed provides excellent storage options for tools, outdoor equipment, or hobbies. Located in an X flood zone, this home offers peace of mind with no flood insurance required.

21. 2025-12-10
    price $169,900
22. 2025-12-10
    price $169,900
23. 2025-09-17
    price $179,900
24. 2025-09-17
    price $179,900
25. 2025-08-12
    listed $189,900 Active
26. 2025-08-12
    listed $179,900 Active
27. 2021-12-10
    soldstatus $160,000
28. 2021-12-08
    soldstatus Sold
29. 2021-12-08
    soldstatus $160,000 Closed
30. 2021-10-30
    status Pending
31. 2021-10-30
    status Pending
32. 2021-10-21
    price $160,000
33. 2021-10-21
    status Active
34. 2021-10-21
    status Active
35. 2021-10-21
    price $160,000
36. 2021-10-20
    status Pending
37. 2021-10-20
    status Pending
38. 2021-09-26
    listed $175,000 Active
39. 2021-09-26
    listed $160,000
40. 2021-09-26
    listed $175,000 Active
41. 2021-09-26
    listed $160,000

ⓘ 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: $1,525 · $127/mo
• Projected year-2 tax: $1,525 · $127/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 FEMA zone X (shaded) · 0% 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: $15,107
• − Mortgage interest: −$8,957
• − Property taxes: −$1,525
• − Insurance: −$800
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,652
• Taxable loss: −$3,244
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $326/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

-5.7% since first listed

25 events — show timeline

• 2026-03-31 Price Changed $165,000 AcadianaMLS
• 2026-03-31 Price Changed $165,000 GSREIN
• 2026-02-19 Listed $169,900 GSREIN
• 2026-02-19 Listed $169,900 AcadianaMLS
• 2025-12-10 Price Changed $169,900 AcadianaMLS
• 2025-12-10 Price Changed $169,900 GSREIN
• 2025-09-17 Price Changed $179,900 AcadianaMLS
• 2025-09-17 Price Changed $179,900 GSREIN
• 2025-08-12 Listed $179,900 AcadianaMLS
• 2025-08-12 Listed $189,900 AcadianaMLS
• 2021-12-10 Sold (Public Records) $160,000 Public Records
• 2021-12-08 Sold (MLS) $160,000 GSREIN
• 2021-12-08 Sold (MLS) — GBRMLS
• 2021-10-30 Pending — GBRMLS
• 2021-10-30 Pending — GSREIN
• 2021-10-21 Price Changed $160,000 GBRMLS
• 2021-10-21 Relisted — GSREIN
• 2021-10-21 Relisted — GBRMLS
• 2021-10-21 Price Changed $160,000 GSREIN
• 2021-10-20 Pending — GBRMLS
• 2021-10-20 Pending — GSREIN
• 2021-09-26 Listed $160,000 AcadianaMLS
• 2021-09-26 Listed $175,000 GSREIN
• 2021-09-26 Listed $160,000 AcadianaMLS
• 2021-09-26 Listed $175,000 GBRMLS

Property tax history

+11.1%/yr

Latest (2025): $1,525 · +0.0% YoY. Source: county tax records.