208 W Mulberry St · Amite City, LA 70422

$225,000

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 39 Days on market

Built 2004 6,969 sqft lot $151/sqft · 43% above area Est $157k · 43% over

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 208 West Mulberry Street in Amite--an incredibly versatile property offering both residential comfort and commercial potential. This spacious 3-bedroom, 2-bath home is thoughtfully designed with ADA-accessible features, including a walk-in shower and accommodations that provide ease of mobility throughout the home. Positioned in a prime location and zoned for both residential and commercial use, this property opens the door to a variety of opportunities--whether you're looking for a primary residence, home-based business, office space, or investment property. The home features a generous layout with ample living space, and a brand-new roof installed in May 2026 adds peace of mind for the next owner. Located in Flood Zone X Being sold as-is, this is a fantastic opportunity to secure a flexible property in the heart of Amite at an attractive value. Schedule your showing today and explore the possibilities this unique property has to offer!

Key facts

• Commercial potential
• Brand-new roof
• Flood zone x

Tags

• ADA-ACCESSIBLE FEATURES
• WALK-IN SHOWER
• COMMERCIAL POTENTIAL
• BRAND-NEW ROOF
• FLOOD ZONE X
• FLEXIBLE PROPERTY

Property features AI

Finance

• Other: Not specified
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Carport with one space
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Facing direction not specified; Entry level not specified; Property type not specified
• Construction: Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built in year not specified
• Exterior features: City lot; Rectangular lot; Lot dimensions: 72 x 92 x 75 x 90

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Oven; Refrigerator
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Accessibility features; 6 total rooms; Very good condition
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#223 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime D, housing D, schools D-.
• Tangipahoa Parish (rural): math 18% / reading 29% proficiency, ranked #63 of 98 in LA (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 1,085 units permitted in Tangipahoa Parish in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Tangipahoa County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($218k) 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.

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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 1.07% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (median comp): $157,426
• List price: $225,000
• Delta: 42.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Magnolia St	0.43mi	3/2.0	1,588 (+7%)	10mo	$80,000	$50	60
313 East Chestnut St	0.47mi	3/1.0	1,383 (-7%)	17mo	$156,900	$113	48
116 E Mulberry St	0.23mi	3/1.0	1,675 (+13%)	22mo	$42,500	$25	46
57356 Old Hwy 51 Hwy	0.17mi	3/1.0	1,277 (-14%)	22mo	$155,000	$121	46
102 E Pine St	0.37mi	2/2.0 (-1)	1,703 (+14%)	13mo	$130,000	$76	43
613 S Bay St	0.74mi	3/2.0	1,613 (+8%)	13mo	$161,900	$100	41

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $535
• Equity at exit: $33,548

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $47,807
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $583

Break-even live

Break-even rent $1,674

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $710	-5% $646	+0% $583	+5% $519	+10% $455
Rent	-10% $392	-5% $487	+0% $583	+5% $678	+10% $773
Rate	-1.0pp $696	-0.5pp $640	base $583	+0.5pp $524	+1.0pp $465

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 39 DOM
2. 2026-06-19
   days on market $225,000 Active 37 DOM
3. 2026-06-18
   days on market $225,000 Active 36 DOM
4. 2026-06-17
   days on market $225,000 Active 35 DOM
5. 2026-06-16
   days on market $225,000 Active 34 DOM
6. 2026-06-15
   days on market $225,000 Active 33 DOM
7. 2026-06-14
   days on market $225,000 Active 31 DOM
8. 2026-06-13
   days on market $225,000 Active 30 DOM
9. 2026-06-10
   days on market $225,000 Active 28 DOM
10. 2026-06-09
    days on market $225,000 Active 27 DOM
11. 2026-06-08
    days on market $225,000 Active 26 DOM
12. 2026-06-07
    days on market $225,000 Active 25 DOM
13. 2026-06-05
    days on market $225,000 Active 22 DOM
14. 2026-06-03
    days on market $225,000 Active 21 DOM
15. 2026-06-02
    days on market $225,000 Active 20 DOM
16. 2026-06-01
    days on market $225,000 Active 19 DOM
17. 2026-05-31
    days on market $225,000 Active 18 DOM
18. 2026-05-30
    days on market $225,000 Active 17 DOM
19. 2026-05-13
    listed $225,000 Active 973-char remark

    Show marketing remark (962 chars)

    Welcome to 208 West Mulberry Street in Amite--an incredibly versatile property offering both residential comfort and commercial potential. This spacious 3-bedroom, 2-bath home is thoughtfully designed with ADA-accessible features, including a walk-in shower and accommodations that provide ease of mobility throughout the home. Positioned in a prime location and zoned for both residential and commercial use, this property opens the door to a variety of opportunities--whether you're looking for a primary residence, home-based business, office space, or investment property. The home features a generous layout with ample living space, and a brand-new roof installed in May 2026 adds peace of mind for the next owner. Located in Flood Zone X Being sold as-is, this is a fantastic opportunity to secure a flexible property in the heart of Amite at an attractive value. Schedule your showing today and explore the possibilities this unique property has to offer!

20. 2026-05-13
    listed $225,000 Active 962-char remark

    Show marketing remark (962 chars)

    Welcome to 208 West Mulberry Street in Amite--an incredibly versatile property offering both residential comfort and commercial potential. This spacious 3-bedroom, 2-bath home is thoughtfully designed with ADA-accessible features, including a walk-in shower and accommodations that provide ease of mobility throughout the home. Positioned in a prime location and zoned for both residential and commercial use, this property opens the door to a variety of opportunities--whether you're looking for a primary residence, home-based business, office space, or investment property. The home features a generous layout with ample living space, and a brand-new roof installed in May 2026 adds peace of mind for the next owner. Located in Flood Zone X Being sold as-is, this is a fantastic opportunity to secure a flexible property in the heart of Amite at an attractive value. Schedule your showing today and explore the possibilities this unique property has to offer!

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$649/yr (+$54/mo · 110.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,941
• − Mortgage interest: −$12,603
• − Property taxes: −$589
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$6,545
• Taxable income: $3,447
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $6,163/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: Tangipahoa Parish
• NCES district ID: 2201680
• Math proficiency: 18% ▼ -32.00%
• Reading proficiency: 29% ▼ -31.00%
• Median HH income: $41,283
• Composite: 19.94/100
• National rank: #8676
• State rank: #63 of 98 in LA

Livability — Amite City

• Score: 62/100
• State rank: #223
• US rank: #17049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amite City, LA
• Population (ZIP): 13,670

Population outlook (Tangipahoa County) Hauer SSP2

• Today (2025): 144,204 people
• By 2030: 151,413 · +5.0%
• By 2040: 164,374 · +14.0%
• By 2050: 175,427 · +21.7%
• By 2075: 195,165 · +35.3%
• By 2100: 201,641 · +39.8%

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 · Tangipahoa

• 2024 margin: Solid R (+37.4) · D 30.6% · R 68.0% · Other 1.3%
• 2008→2024 swing: -6.5pp toward R · 2008: -30.9pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+32.8 2016: R+32.6 2012: R+27.7 2008: R+30.9

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

• 2026-05-13 Listed $225,000 AcadianaMLS
• 2026-05-13 Listed $225,000 GSREIN

Property tax history

+1.2%/yr

Latest (2025): $589 · +1.2% YoY. Source: county tax records.