31997 Hwy 16 · Montpelier, LA 70422

$155,200

4 bd · 2.5 ba · 2,720 sqft · SingleFamily · 74 Days on market

Built 1968 2.34 ac lot $57/sqft · 37% below area Est $247k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This property offers a value-add opportunity with potential for rehab, rental income, or resale. Home currently has no electricity. A new AC unit has been installed. Cash or alternative financing only. Strong upside potential—bring your vision!

Key facts

• 2.34 acre lot
• 2 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#398 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: housing D, schools F, amenities F.
• St. Helena Parish (rural): math 5% / reading 11% proficiency, ranked #95 of 98 in LA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 12 units permitted in St. Helena Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Helena County population projected at -27% 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 $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $145,888 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.56% ✓
• Cap rate: 12.77%
• Cash-on-cash: 23.14%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $247,172
• List price: $155,200
• Delta: -37.21%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $28,269
• Equity at exit: $23,141

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $93,502
• Equity at exit: $13,419

Cash invested: $43,456 (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 70422

• Active inventory: 86
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,419 medium
• Mortgage (P&I): −$814
• Tax est. 1.5%: −$194 /mo · $2,328/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $838

Break-even live

Break-even rent $1,358

Max offer price $155,200

Occupancy floor 60%

Sensitivity live

Price	-10% $945	-5% $892	+0% $838	+5% $785	+10% $731
Rent	-10% $647	-5% $743	+0% $838	+5% $934	+10% $1,029
Rate	-1.0pp $916	-0.5pp $878	base $838	+0.5pp $798	+1.0pp $757

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: $38,800
• Closing costs: $4,656
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $155,200 Active 74 DOM
2. 2026-06-18
   days on market $155,200 Active 71 DOM
3. 2026-06-17
   days on market $155,200 Active 70 DOM
4. 2026-06-16
   days on market $155,200 Active 69 DOM
5. 2026-06-15
   days on market $155,200 Active 68 DOM
6. 2026-06-14
   days on market $155,200 Active 66 DOM
7. 2026-06-10
   pricedays on market $155,200 Active 63 DOM
8. 2026-06-09
   days on market $160,000 Active 62 DOM
9. 2026-06-08
   days on market $160,000 Active 61 DOM
10. 2026-06-07
    days on market $160,000 Active 60 DOM
11. 2026-06-05
    days on market $160,000 Active 57 DOM
12. 2026-06-03
    days on market $160,000 Active 56 DOM
13. 2026-06-02
    days on market $160,000 Active 55 DOM
14. 2026-06-01
    days on market $160,000 Active 54 DOM
15. 2026-05-31
    days on market $160,000 Active 53 DOM
16. 2026-05-31
    days on market $160,000 Active 52 DOM
17. 2026-04-08
    listed $160,000 Active 270-char remark

    Show marketing remark (263 chars)

    Investor special! This property offers a value-add opportunity with potential for rehab, rental income, or resale. Home currently has no electricity. A new AC unit has been installed. Cash or alternative financing only. Strong upside potential--bring your vision!

18. 2026-04-08
    listed $160,000 Active 263-char remark

    Show marketing remark (263 chars)

    Investor special! This property offers a value-add opportunity with potential for rehab, rental income, or resale. Home currently has no electricity. A new AC unit has been installed. Cash or alternative financing only. Strong upside potential--bring your vision!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,023
• − Mortgage interest: −$8,694
• − Property taxes: −$2,328
• − Insurance: −$776
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$4,515
• Taxable income: $8,067
• Est. tax owed @ 24.0%: −$1,936
• After-tax cash flow: $8,122/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. Helena Parish
• NCES district ID: 2201470
• Math proficiency: 5% ▼ -14.00%
• Reading proficiency: 11% ▼ -24.00%
• Median HH income: $34,927
• Composite: 6.5/100
• National rank: #9992
• State rank: #95 of 98 in LA

Livability — Montpelier

• Score: 53/100
• State rank: #398
• US rank: #24649

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,670

Population outlook (St. Helena County) Hauer SSP2

• Today (2025): 9,813 people
• By 2030: 9,345 · -4.8%
• By 2040: 8,221 · -16.2%
• By 2050: 7,194 · -26.7%
• By 2075: 5,640 · -42.5%
• By 2100: 4,813 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 42% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Helena

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.6%
• 2008→2024 swing: -16.1pp toward R · 2008: 16.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+10.3 2016: D+14.3 2012: D+20.8 2008: D+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.04%
• Current HPI: 111.207
• 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

2 events — show timeline

• 2026-04-08 Listed $160,000 AcadianaMLS
• 2026-04-08 Listed $160,000 GSREIN

Property tax history

-19.4%/yr

Latest (2025): $118 · +0.8% YoY. Source: county tax records.