102 Riverbend St · Pierre Part, LA 70339

$129,000

3 bd · 2.0 ba · 2,040 sqft · Manufactured · 222 Days on market

Built 1990 0.26 ac lot ↓ 50% since listing

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

Key facts

• Extra loft space
• Covered pier
• 0.26 acre lot

Tags

• BATTURE ON BELLE RIVER
• COVERED PIER
• EXTRA LOFT SPACE

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Natural gas available
• Home design: Detached single-family residence; 2 stories; Located in the Earl Ewen M/h Park subdivision; Directions: From Hwy 70 to Belle River Rd, then right onto Riverbend St
• Construction: Vinyl siding and frame construction; Slab foundation
• Exterior features: Shingle roof; No fencing; Workshop on property; Lot dimensions approximately 87 x 133 x 86 x 119

Interior

• Flooring: Tile; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Wall cooling units; Ceiling fans
• Interior features: Ceiling fans; Wall units for cooling; Wall furnace heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (3.8% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#88 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A; Watch: employment D, amenities F, commute 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.
• Market conditions: 55 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,220
• Equity at exit: $19,234

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $11,168
• Equity at exit: $11,154

Cash invested: $36,120 (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 70339

• Home prices YoY: -9.9%
• Active inventory: 55
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $216

Break-even live

Break-even rent $968

Max offer price $129,000

Occupancy floor 78%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-18
   status Pending
2. 2026-04-12
   status Pending 303-char remark

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

3. 2026-04-12
   historical Active Under Contract

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

4. 2026-03-29
   price $129,000 303-char remark

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

5. 2026-03-29
   price $129,000

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

6. 2026-03-15
   price $135,000 303-char remark

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

7. 2026-03-15
   price $135,000

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

8. 2025-12-19
   price $140,000 303-char remark

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

9. 2025-12-19
   price $140,000

   Show marketing remark (303 chars)

   This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

10. 2025-11-29
    price $169,000 303-char remark

    Show marketing remark (303 chars)

    This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

11. 2025-11-10
    price $169,000
12. 2025-10-08
    listed $185,000 Active

    Show marketing remark (303 chars)

    This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

13. 2025-10-08
    listed $185,000 Active 303-char remark

    Show marketing remark (303 chars)

    This spacious 3 bedroom, 2 bath home/camp has plenty of room for all of your large family & friend gatherings! Extra loft space upstairs can be used for additional sleeping area. Includes 15 front feet of batture on beautiful Belle River with covered pier to enjoy afternoons of fresh water fishing!

14. 2024-09-06
    historical
15. 2024-03-07
    price $205,000
16. 2023-10-18
    price $239,000
17. 2023-09-25
    price $249,000
18. 2023-09-05
    listed $259,000 Active
19. 2023-09-05
    listed $205,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$292/yr (+$24/mo · 69.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $14,898
• − Mortgage interest: −$7,226
• − Property taxes: −$418
• − Insurance: −$645
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,753
• Taxable income: $473
• Est. tax owed @ 24.0%: −$114
• After-tax cash flow: $2,476/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 — Pierre Part

• Score: 68/100
• State rank: #88
• US rank: #9594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,510

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 (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Lithuanian 23%
• Foreign-born: 0%
• Languages at home: 81% English-only · French/Haitian/Cajun 18% Spanish 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: ▼ -20.48%
• Current HPI: 185.5843
• 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

-50.2% since first listed

19 events — show timeline

• 2026-05-18 Pending — GBRMLS
• 2026-04-12 Pending — AcadianaMLS
• 2026-04-12 Contingent — GBRMLS
• 2026-03-29 Price Changed $129,000 AcadianaMLS
• 2026-03-29 Price Changed $129,000 GBRMLS
• 2026-03-15 Price Changed $135,000 AcadianaMLS
• 2026-03-15 Price Changed $135,000 GBRMLS
• 2025-12-19 Price Changed $140,000 AcadianaMLS
• 2025-12-19 Price Changed $140,000 GBRMLS
• 2025-11-29 Price Changed $169,000 AcadianaMLS
• 2025-11-10 Price Changed $169,000 GBRMLS
• 2025-10-08 Listed $185,000 AcadianaMLS
• 2025-10-08 Listed $185,000 GBRMLS
• 2024-09-06 Delisted — GBRMLS
• 2024-03-07 Price Changed $205,000 GBRMLS
• 2023-10-18 Price Changed $239,000 GBRMLS
• 2023-09-25 Price Changed $249,000 GBRMLS
• 2023-09-05 Listed $205,000 AcadianaMLS
• 2023-09-05 Listed $259,000 GBRMLS

Property tax history

-5.0%/yr

Latest (2024): $418 · +122.0% YoY. Source: county tax records.