2725 Highway 1 · Labadieville, LA 70372

$140,000

2 bd · 1.0 ba · 1,244 sqft · SingleFamily · 255 Days on market

Built 1925 0.44 ac lot Est $133k · 5% over ↓ 7% 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).

• Cash flow +11.3/30.0
• Appreciation +7.2/10.0
• ARV discount +5.2/15.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

Key facts

• Outdoor fireplace
• Spacious backyard
• Outdoor kitchen

Tags

• SCREENED IN BACK PORCH
• OUTDOOR KITCHEN
• OUTDOOR FIREPLACE
• SPACIOUS BACKYARD
• WALKING DISTANCE TO GROCERY
• WALKING DISTANCE TO SCHOOL

Property features AI

Finance

• Other: Has spa/hot tub

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Septic sewer
• Home design: Single-family detached residence; Single story; Level lot; Subdivision: X-subdivision; Directions: Highway 1 Labadieville — next door to LALA Grocery Store
• Construction: Wood siding
• Exterior features: Covered porch; Deck; Patio; Partial chain-link fencing; Shingle roof

Interior

• Kitchen: Gas cooktop; Range; Range hood; Refrigerator
• Flooring: Tile; Wood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Crown molding
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-51 ($-612/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (17.1% below list).
• Recommended offer: $116k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#156 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, health & safety F.
• Assumption Parish (other): math 30% / reading 35% proficiency, ranked #39 of 98 in LA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Assumption High School (math 42% / reading 46%, grade F, #62 of 265 statewide, top 23%, 886 students, 56% FRL).
• Market conditions: 16 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.3% local appreciation)).
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, 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 255 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $116,015 (17.1% 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 255 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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. 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?
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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $133,108
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Peach St	0.19mi	3/1.0 (+1)	1,216 (-2%)	2mo	$130,000	$107	81
115 Brule Rd	0.20mi	3/1.0 (+1)	1,217 (-2%)	12mo	$110,000	$90	72
2549 Highway 1 Hwy	0.24mi	2/1.0	1,325 (+6%)	12mo	$412,000	$311	68
210 Sparrow St	0.38mi	3/1.0 (+1)	1,185 (-5%)	10mo	$50,000	$42	61
229 Convent St	0.36mi	3/1.0 (+1)	1,120 (-10%)	12mo	$88,350	$79	52
2474 Highway 308	0.29mi	2/1.0	1,110 (-11%)	24mo	$119,900	$108	49

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

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.61×
• Total profit: $23,729
• Equity at exit: $73,689

10-year hold

• IRR: 11.5%
• Equity multiple: 2.97×
• Total profit: $77,315
• Equity at exit: $122,735

Cash invested: $39,200 (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 70372

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-51

Break-even live

Break-even rent $1,225

Max offer price $132,622

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $-3	+0% $-51	+5% $-99	+10% $-148
Rent	-10% $-143	-5% $-97	+0% $-51	+5% $-5	+10% $41
Rate	-1.0pp $20	-0.5pp $-15	base $-51	+0.5pp $-87	+1.0pp $-124

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   status $140,000 Pending 255 DOM
2. 2026-06-19
   days on market $140,000 Active 255 DOM
3. 2026-06-18
   days on market $140,000 Active 254 DOM
4. 2026-06-17
   days on market $140,000 Active 253 DOM
5. 2026-06-16
   days on market $140,000 Active 252 DOM
6. 2026-06-15
   days on market $140,000 Active 251 DOM
7. 2026-06-14
   days on market $140,000 Active 249 DOM
8. 2026-06-13
   days on market $140,000 Active 248 DOM
9. 2026-06-10
   days on market $140,000 Active 246 DOM
10. 2026-06-09
    days on market $140,000 Active 245 DOM
11. 2026-06-08
    days on market $140,000 Active 244 DOM
12. 2026-06-07
    days on market $140,000 Active 243 DOM
13. 2026-06-03
    days on market $140,000 Active 239 DOM
14. 2026-06-02
    days on market $140,000 Active 238 DOM
15. 2026-06-01
    days on market $140,000 Active 237 DOM
16. 2026-05-31
    days on market $140,000 Active 236 DOM
17. 2026-05-30
    days on market $140,000 Active 235 DOM
18. 2026-04-11
    price $140,000 537-char remark

    Show marketing remark (537 chars)

    This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

19. 2026-03-03
    price $140,000
20. 2026-01-22
    price $145,000

    Show marketing remark (537 chars)

    This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

21. 2026-01-22
    price $145,000 537-char remark

    Show marketing remark (537 chars)

    This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

22. 2025-10-07
    listed $150,000 Active 537-char remark

    Show marketing remark (537 chars)

    This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

23. 2025-10-07
    listed $150,000 Active

    Show marketing remark (537 chars)

    This charming cottage style home sits on the highway right in the middle of Labadieville! With 2 bedrooms, 1 bathroom, screened in back porch, an outdoor kitchen connected to an double bench sitting area with an outdoor fireplace giving plenty of space to entertain and gather with family or friends. A spacious backyard and a large double garage with a single garage door exit to the back. Offers lots of parking and is walking distance to the catholic church, restaurants, grocery and school. Call today to set up your private showing!

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $13,922
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$4,073
• Taxable loss: −$3,021
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $113/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: Assumption Parish
• NCES district ID: 2200120
• Math proficiency: 30% ▼ -34.00%
• Reading proficiency: 35% ▼ -35.00%
• Median HH income: $45,552
• Composite: 27.84/100
• National rank: #6882
• State rank: #39 of 98 in LA

Livability — Labadieville

• Score: 65/100
• State rank: #156
• US rank: #13333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Labadieville, LA
• Population (ZIP): 1,846

Population outlook (Assumption County) Hauer SSP2

• Today (2025): 22,270 people
• By 2030: 21,696 · -2.6%
• By 2040: 20,325 · -8.7%
• By 2050: 18,921 · -15.0%
• By 2075: 16,597 · -25.5%
• By 2100: 15,429 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Lithuanian 22%
• Foreign-born: 7%
• Languages at home: 89% English-only · Spanish 6% Arabic 5% French/Haitian/Cajun 1%

Political lean MEDSL · Assumption

• 2024 margin: Solid R (+35.6) · D 31.6% · R 67.2% · Other 1.3%
• 2008→2024 swing: -24.4pp toward R · 2008: -11.2pp · 2024: -35.6pp
• All cycles: 2024: R+35.6 2020: R+30.6 2016: R+25.5 2012: R+12.1 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.33%
• Current HPI: 143.2606
• 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

-6.7% since first listed

6 events — show timeline

• 2026-04-11 Price Changed $140,000 AcadianaMLS
• 2026-03-03 Price Changed $140,000 GBRMLS
• 2026-01-22 Price Changed $145,000 GBRMLS
• 2026-01-22 Price Changed $145,000 AcadianaMLS
• 2025-10-07 Listed $150,000 GBRMLS
• 2025-10-07 Listed $150,000 AcadianaMLS

Property tax history

-13.4%/yr

Latest (2024): $215 · -0.1% YoY. Source: county tax records.