316 Elmer St · St. Martinville, LA 70582

$90,000

3 bd · 1.0 ba · 1,984 sqft · Other public records · 27 Days on market

Built 1969 6,534 sqft lot $45/sqft · 40% below area Est $151k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home close to downtown St Martinville. 3 Bedroom/2 Bathroom home with a nice size back yard. Schedule your personal showing today!

Key facts

• Quick commute
• 6,534 sq ft lot
• Parking

Tags

• COMMUNITY DOCTORS OFFICE
• QUICK COMMUTE
• LOCAL AMENITIES NEARBY

Property features AI

Exterior

• Parking: Carport (covered, 1 space)
• Utilities: Public sewer; City electricity
• Home design: Single family residence
• Construction: Brick veneer exterior; Composition roof
• Exterior features: Chain link fencing; Paved road frontage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.9% in St. Martinville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St. Martin Parish (rural): math 23% / reading 32% proficiency, ranked #49 of 98 in LA (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: St. Martinville Primary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 498 students, 77% FRL); St. Martinville Junior High School (math 9% / reading 32%, grade F, #161 of 218 statewide, top 76%, 385 students, 75% FRL); St. Martinville Senior High School (math 12% / reading 22%, grade F, #203 of 265 statewide, top 80%, 610 students, 67% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 125 active listings in the ZIP; 54 units permitted in St. Martin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Martin County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.95%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $151,016
• List price: $90,000
• Delta: -40.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $9,430
• Equity at exit: $13,419

10-year hold

• IRR: 18.7%
• Equity multiple: 2.55×
• Total profit: $39,154
• Equity at exit: $7,782

Cash invested: $25,200 (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 70582

• Home prices YoY: -23.8%
• Active inventory: 125
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $377

Break-even live

Break-even rent $765

Max offer price $90,000

Occupancy floor 65%

Sensitivity live

Price	-10% $428	-5% $402	+0% $377	+5% $351	+10% $326
Rent	-10% $279	-5% $328	+0% $377	+5% $426	+10% $475
Rate	-1.0pp $422	-0.5pp $400	base $377	+0.5pp $354	+1.0pp $330

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-10
   status $90,000 Pending 27 DOM
2. 2026-06-09
   days on market $90,000 Active 27 DOM
3. 2026-06-08
   days on market $90,000 Active 26 DOM
4. 2026-06-07
   days on market $90,000 Active 25 DOM
5. 2026-06-05
   days on market $90,000 Active 22 DOM
6. 2026-06-02
   days on market $90,000 Active 20 DOM
7. 2026-06-01
   days on market $90,000 Active 19 DOM
8. 2026-05-31
   days on market $90,000 Active 18 DOM
9. 2026-05-30
   days on market $90,000 Active 17 DOM
10. 2026-05-13
    listed $90,000 Active 817-char remark
11. 2019-11-22
    soldstatus $55,000 139-char remark

    Show marketing remark (139 chars)

    Charming home close to downtown St Martinville. 3 Bedroom/2 Bathroom home with a nice size back yard. Schedule your personal showing today!

12. 2019-09-26
    listed $49,900 139-char remark

    Show marketing remark (139 chars)

    Charming home close to downtown St Martinville. 3 Bedroom/2 Bathroom home with a nice size back yard. Schedule your personal showing today!

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,903
• − Mortgage interest: −$5,041
• − Property taxes: −$1,137
• − Insurance: −$450
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,618
• Taxable income: $3,272
• Est. tax owed @ 24.0%: −$785
• After-tax cash flow: $3,738/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. Martin Parish
• NCES district ID: 2201590
• Math proficiency: 23% ▼ -44.00%
• Reading proficiency: 32% ▼ -36.00%
• Median HH income: $42,813
• Composite: 23.41/100
• National rank: #7897
• State rank: #49 of 98 in LA

Livability — St. Martinville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Martinville, LA
• Population (ZIP): 19,159

Population outlook (St. Martin County) Hauer SSP2

• Today (2025): 57,446 people
• By 2030: 58,857 · +2.5%
• By 2040: 60,859 · +5.9%
• By 2050: 61,419 · +6.9%
• By 2075: 61,574 · +7.2%
• By 2100: 57,253 · -0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 30% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15%
• Foreign-born: 1%
• Languages at home: 92% English-only · French/Haitian/Cajun 7% Spanish 1%

Political lean MEDSL · St. Martin

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -20.7pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+36.1 2016: R+33.4 2012: R+24.5 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.36%
• Current HPI: 155.151
• 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

+80.4% since first listed

4 events — show timeline

• 2026-06-10 Pending — AcadianaMLS
• 2026-05-13 Listed $90,000 AcadianaMLS
• 2019-11-22 Sold (MLS) $55,000 AcadianaMLS
• 2019-09-26 Listed $49,900 AcadianaMLS

Property tax history

+6.0%/yr

Latest (2025): $1,137 · +0.0% YoY. Source: county tax records.