805 Dr Martin Luther King Dr · Napoleonville, LA 70390

$45,000

3 bd · 1.5 ba · 1,689 sqft · SingleFamily · 402 Days on market

Built 1940 6,534 sqft lot ↓ 40% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cute little single-family home is ready for all your special touches. 3 bedrooms, 1 bathrooms, and 1/2 bathroom located in Napoleonville LA.

Key facts

• 6,534 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Attached parking; Carport
• Home design: Single family residence; Composition roof; Vinyl siding
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Chain link and other-type fencing; Workshop on the property

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One half bathroom and one full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#249 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, 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: 50 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.73% ✓
• Cap rate: 23.82%
• Cash-on-cash: 62.60%
• DSCR: 3.79
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $155,388
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Adam Hall St	0.06mi	4/2.0 (+1)	1,900 (+12%)	23mo	$175,000	$92	50

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

Projected returns pro-forma

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

5-year hold

• IRR: 61.6%
• Equity multiple: 3.75×
• Total profit: $34,590
• Equity at exit: $6,710

10-year hold

• IRR: 66.2%
• Equity multiple: 7.67×
• Total profit: $84,104
• Equity at exit: $3,891

Cash invested: $12,600 (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 70390

• Home prices YoY: -20.7%
• Active inventory: 50
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $657

Break-even live

Break-even rent $395

Max offer price $45,000

Occupancy floor 41%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $45,000 Active 402 DOM
2. 2026-06-18
   days on market $45,000 Active 401 DOM
3. 2026-06-17
   days on market $45,000 Active 400 DOM
4. 2026-06-16
   days on market $45,000 Active 399 DOM
5. 2026-06-15
   days on market $45,000 Active 398 DOM
6. 2026-06-14
   days on market $45,000 Active 396 DOM
7. 2026-06-13
   days on market $45,000 Active 395 DOM
8. 2026-06-10
   days on market $45,000 Active 393 DOM
9. 2026-06-09
   days on market $45,000 Active 392 DOM
10. 2026-06-08
    days on market $45,000 Active 391 DOM
11. 2026-06-07
    days on market $45,000 Active 390 DOM
12. 2026-06-03
    days on market $45,000 Active 386 DOM
13. 2026-06-02
    days on market $45,000 Active 385 DOM
14. 2026-06-01
    days on market $45,000 Active 384 DOM
15. 2026-05-31
    days on market $45,000 Active 383 DOM
16. 2026-05-30
    days on market $45,000 Active 382 DOM
17. 2026-05-21
    price $45,000
18. 2026-03-17
    price $50,000
19. 2025-11-25
    price $55,000
20. 2025-08-13
    price $65,000
21. 2025-06-24
    price $70,000
22. 2025-05-12
    listed $75,000 Active

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $689 · $57/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 3/10 Moderate FEMA zone X · 20% 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: $14,726
• − Mortgage interest: −$2,521
• − Property taxes: −$689
• − Insurance: −$225
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,309
• Taxable income: $7,626
• Est. tax owed @ 24.0%: −$1,830
• After-tax cash flow: $6,057/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 — Napoleonville

• Score: 60/100
• State rank: #249
• US rank: #18807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,397

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 49% Black 39% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 2% French/Haitian/Cajun 2%

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: ▼ -43.69%
• Current HPI: 167.5956
• 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

-40.0% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $45,000 AcadianaMLS
• 2026-03-17 Price Changed $50,000 AcadianaMLS
• 2025-11-25 Price Changed $55,000 AcadianaMLS
• 2025-08-13 Price Changed $65,000 AcadianaMLS
• 2025-06-24 Price Changed $70,000 AcadianaMLS
• 2025-05-12 Listed $75,000 AcadianaMLS

Property tax history

+0.6%/yr

Latest (2020): $689 · -0.2% YoY. Source: county tax records.