18675 Sidney · Grosse Tete, LA 70740

$189,900

3 bd · 3.0 ba · 3,300 sqft · SingleFamily · 40 Days on market

Built 1969 1.00 ac lot $58/sqft · 53% below area ↓ 16% 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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Lovely home on a beautifully shaded lot in the country. House has lots of space with a formal living room and dining room, den and a recreation room with a separate kitchen. 2 large oak trees shade the yard. A must see!!!

Key facts

• Mother-in-law suite
• Country-style living
• Expansive yard

Tags

• ADDITIONAL FAMILY ROOM
• MOTHER-IN-LAW SUITE
• 1 ACRE
• EXPANSIVE YARD
• COUNTRY-STYLE LIVING

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Septic tank sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built area approximately 3300
• Exterior features: Brick exterior; 1-acre lot; Lot dimensions approximately 290 x 290

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall furnace heating; Wall unit cooling
• Interior features: Wall furnace heating; Wall unit cooling

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (30.1% below list).
• Recommended offer: $133k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#330 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Iberville Elementary (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 285 students, 82% FRL); Plaquemine Senior High School (math 23% / reading 36%, grade F, #127 of 265 statewide, top 49%, 1,131 students, 66% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 6 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $19k (9%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,817 (30.1% 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 40 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $403,259
• List price: $189,900
• Delta: -52.91%
• 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: 3.8%
• Equity multiple: 1.22×
• Total profit: $11,568
• Equity at exit: $85,387

10-year hold

• IRR: 7.0%
• Equity multiple: 2.07×
• Total profit: $56,967
• Equity at exit: $131,592

Cash invested: $53,172 (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 70740

• Active inventory: 6
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-177

Break-even live

Break-even rent $1,552

Max offer price $158,625

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-123	+0% $-177	+5% $-231	+10% $-285
Rent	-10% $-282	-5% $-230	+0% $-177	+5% $-125	+10% $-72
Rate	-1.0pp $-81	-0.5pp $-129	base $-177	+0.5pp $-226	+1.0pp $-276

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-10
   days on market $189,900 Active 40 DOM
2. 2026-06-09
   days on market $189,900 Active 39 DOM
3. 2026-06-08
   days on market $189,900 Active 38 DOM
4. 2026-06-07
   days on market $189,900 Active 37 DOM
5. 2026-06-03
   days on market $189,900 Active 33 DOM
6. 2026-06-02
   days on market $189,900 Active 32 DOM
7. 2026-06-01
   days on market $189,900 Active 31 DOM
8. 2026-05-31
   days on market $189,900 Active 30 DOM
9. 2026-05-31
   pricedays on market $189,900 Active 29 DOM
10. 2026-05-12
    price $199,900 937-char remark
11. 2026-05-12
    price $199,900 943-char remark
12. 2026-04-30
    listed $209,000 Active 937-char remark
13. 2026-04-30
    listed $209,000 Active 943-char remark
14. 2019-10-18
    soldstatus Sold

    Show marketing remark (221 chars)

    Lovely home on a beautifully shaded lot in the country. House has lots of space with a formal living room and dining room, den and a recreation room with a separate kitchen. 2 large oak trees shade the yard. A must see!!!

15. 2019-09-19
    status Pending

    Show marketing remark (221 chars)

    Lovely home on a beautifully shaded lot in the country. House has lots of space with a formal living room and dining room, den and a recreation room with a separate kitchen. 2 large oak trees shade the yard. A must see!!!

16. 2019-07-09
    listed $225,000 Active

    Show marketing remark (221 chars)

    Lovely home on a beautifully shaded lot in the country. House has lots of space with a formal living room and dining room, den and a recreation room with a separate kitchen. 2 large oak trees shade the yard. A must see!!!

17. 2019-07-09
    listed $225,000

    Show marketing remark (221 chars)

    Lovely home on a beautifully shaded lot in the country. House has lots of space with a formal living room and dining room, den and a recreation room with a separate kitchen. 2 large oak trees shade the yard. A must see!!!

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $15,938
• − Mortgage interest: −$10,637
• − Property taxes: −$1,816
• − Insurance: −$950
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$5,524
• Taxable loss: −$5,539
• Est. tax savings @ 24.0%: +$1,329
• After-tax cash flow: $-795/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — Grosse Tete

• Score: 57/100
• State rank: #330
• US rank: #22185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 883

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 10%
• Common ancestry: Lithuanian 17% Italian 4%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

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

-15.6% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $189,900 AcadianaMLS
• 2026-05-29 Price Changed $189,900 GBRMLS
• 2026-05-12 Price Changed $199,900 AcadianaMLS
• 2026-05-12 Price Changed $199,900 GBRMLS
• 2026-04-30 Listed $209,000 GBRMLS
• 2026-04-30 Listed $209,000 AcadianaMLS
• 2019-10-18 Sold (MLS) — GBRMLS
• 2019-09-19 Pending — GBRMLS
• 2019-07-09 Listed $225,000 AcadianaMLS
• 2019-07-09 Listed $225,000 GBRMLS

Property tax history

+6.7%/yr

Latest (2024): $1,816 · -0.1% YoY. Source: county tax records.