113 St Louis St · Loreauville, LA 70552

$40,000

1 bd · 1.0 ba · 616 sqft · Other · 5 Days on market

Built 1940 6,098 sqft lot

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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
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Good location in center of town. Two houses on one lot. Rehab has begun on houses, but need a good bit of work yet. Some new fixtures and accessories in house ready to be installed. Also has approximately 500+ sq feet of ceramic tile boxed there. Good property for rental or living and rental on second house (624 sq ft) which also needs a good deal of work to get up to code. Fully chain link fenced.

Key facts

• Rehab has begun
• Two houses
• Ceramic tile

Tags

• GOOD LOCATION
• TWO HOUSES
• REHAB HAS BEGUN
• NEW FIXTURES
• CERAMIC TILE
• FULLY CHAIN LINK FENCED

Property features AI

Finance

• Other: Located in X-subdivision

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Wood siding construction
• Exterior features: Chain link fencing; Corner lot

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $40k).

Location & tenants

• Location reads 60/100 on livability (#253 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: housing C-, crime F, amenities F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $27k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $40,000

Questions for the listing agent

1. Built in 1940 — 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. Schools are A-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?
4. 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?
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: 1.93% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.77%
• DSCR: 2.59
• GRM: 4.3

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: 41.4%
• Equity multiple: 3.33×
• Total profit: $26,092
• Equity at exit: $17,986

10-year hold

• IRR: 41.3%
• Equity multiple: 6.63×
• Total profit: $63,110
• Equity at exit: $27,718

Cash invested: $11,200 (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 70552

• Active inventory: 3
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $772 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $334

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 52%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Good location in center of town. Two houses on one lot. Rehab has begun on houses, but need a good bit of work yet. Some new fixtures and accessories in house ready to be installed. Also has approximately 500+ sq feet of ceramic tile boxed there. Good property for rental or living and rental on second house (624 sq ft) which also needs a good deal of work to get up to code. Fully chain link fenced.

2. 2026-05-06
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Good location in center of town. Two houses on one lot. Rehab has begun on houses, but need a good bit of work yet. Some new fixtures and accessories in house ready to be installed. Also has approximately 500+ sq feet of ceramic tile boxed there. Good property for rental or living and rental on second house (624 sq ft) which also needs a good deal of work to get up to code. Fully chain link fenced.

3. 2026-04-29
   listed $40,000 Active 401-char remark

   Show marketing remark (401 chars)

   Good location in center of town. Two houses on one lot. Rehab has begun on houses, but need a good bit of work yet. Some new fixtures and accessories in house ready to be installed. Also has approximately 500+ sq feet of ceramic tile boxed there. Good property for rental or living and rental on second house (624 sq ft) which also needs a good deal of work to get up to code. Fully chain link fenced.

4. 2026-04-29
   listed $40,000 Active 401-char remark

   Show marketing remark (401 chars)

   Good location in center of town. Two houses on one lot. Rehab has begun on houses, but need a good bit of work yet. Some new fixtures and accessories in house ready to be installed. Also has approximately 500+ sq feet of ceramic tile boxed there. Good property for rental or living and rental on second house (624 sq ft) which also needs a good deal of work to get up to code. Fully chain link fenced.

5. 2007-07-27
   soldstatus
6. 2005-06-08
   soldstatus $27,000

ⓘ 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 (unshaded) · 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: $9,270
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$1,164
• Taxable income: $3,582
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,146/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Loreauville

• Score: 60/100
• State rank: #253
• US rank: #19000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Loreauville, LA
• Population (ZIP): 1,112

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 34% Asian 1%
• Common ancestry: Lithuanian 24% German 3% Iranian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+48.1% since first listed

8 events — show timeline

• 2026-06-08 Sold (MLS) — AcadianaMLS
• 2026-06-08 Sold (MLS) — GBRMLS
• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GBRMLS
• 2026-04-29 Listed $40,000 AcadianaMLS
• 2026-04-29 Listed $40,000 GBRMLS
• 2007-07-27 Sold (Public Records) — Public Records
• 2005-06-08 Sold (Public Records) $27,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $24 · +1.9% YoY. Source: county tax records.