22825 Lafourche Ln · Port Vincent, LA 70726

$223,900

3 bd · 2.0 ba · 1,507 sqft · SingleFamily · 4 Days on market

Built 2010 9,147 sqft lot Est $241k · 7% under $20/mo HOA · 1% of rent

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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 +13.8/30.0
• ARV discount +10.7/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of our most favorite floor plans in this size home! This home is perfect for first time buyers, a move up home or even as a home to downsize to! Very livable three bedroom two bath home welcomes you in with its timeless open design. This spacious floorplan brings comfort, flow and functionality, making it perfect for gatherings or daily life. Beautiful arched opening frames the large living room transition into the kitchen. Kitchen features an island with storage, pantry closet, windowed sink area, pretty bay windowed breakfast area and a door for direct access to rear yard & patio for outdoor BBQing, dining alfresco, etc. Front porch welcomes visitors and is a nice spot for morning coffee or evening refreshments! Rear yard is privacy fenced and features open patio area as well as an arbor covered area and is completed by a storage building for storing all your yard essentials. Home is located in flood zone X!

Key facts

• Windowed sink area
• Arched opening
• Pantry closet

Tags

• ARCHED OPENING
• ISLAND WITH STORAGE
• PANTRY CLOSET
• WINDOWED SINK AREA
• BAY WINDOWED BREAKFAST AREA
• DIRECT ACCESS TO REAR YARD

Property features AI

Finance

• HOA & community: Homeowners association with management; Association fee $235 annually (about $19.58/month)

Exterior

• Parking: 2 parking spaces; Garage
• Security: Smoke detectors
• Utilities: Public water; Cable connected
• Home design: Residential single-family detached; Level topography; 60 x 150 lot dimensions; Frontage approximately 60 feet
• Construction: Frame construction with cement siding; Composition roof; Slab foundation; Built in 2016
• Exterior features: Outdoor lighting; Rain gutters; Patio (covered); Porch (covered); Storm doors; Fully fenced yard with privacy wood fencing; Level lot

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator; Range hood
• Flooring: Tile; Ceramic tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets; High ceilings; Screens on windows; Window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $20 ($243/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 $185k (17.2% below list).
• Recommended offer: $185k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% in Port Vincent — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#142 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools F, amenities F, commute F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 985 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 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.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $185,462 (17.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $241,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14282 Monmouth Ave	0.13mi	4/2.0 (+1)	1,506 (-0%)	3mo	$239,900	$159	86
14270 Monmouth Ave	0.15mi	4/2.0 (+1)	1,506 (-0%)	3mo	$238,900	$159	86
23178 Waterbuck Lake Ct	0.38mi	3/2.0	1,522 (+1%)	4mo	$243,515	$160	77
23178 Waterbuck Lake Ct	0.38mi	3/2.0	1,522 (+1%)	4mo	$243,515	$160	77
23167 Waterbuck Lake Ct	0.37mi	3/2.0	1,522 (+1%)	5mo	$239,990	$158	77
23167 Waterbuck Lake Ct	0.37mi	3/2.0	1,522 (+1%)	5mo	$239,990	$158	77
12379 Preakness Dr	0.28mi	3/2.0	1,588 (+5%)	2mo	$267,900	$169	76
14265 Monmouth Ave	0.37mi	4/2.0 (+1)	1,506 (-0%)	3mo	$238,900	$159	75
14294 Monmouth Ave	0.35mi	3/2.0	1,392 (-8%)	0mo	$232,900	$167	71
14295 Monmouth Ave	0.35mi	3/2.0	1,392 (-8%)	1mo	$232,900	$167	70
23223 Waterbuck Lake Ct	0.45mi	3/2.0	1,629 (+8%)	1mo	$250,300	$154	65
12361 Preakness Dr	0.31mi	4/2.0 (+1)	1,697 (+13%)	1mo	$271,900	$160	59

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 · 3.83% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-33,464
• Equity at exit: $33,384

10-year hold

• IRR: -5.0%
• Equity multiple: 0.66×
• Total profit: $-21,103
• Equity at exit: $19,359

Cash invested: $62,692 (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 70726

• Rents YoY: 3.8%
• Active inventory: 985
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,174
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$93
• HOA: −$20
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $20

Break-even live

Break-even rent $1,829

Max offer price $223,900

Occupancy floor 94%

Sensitivity live

Price	-10% $147	-5% $84	+0% $20	+5% $-43	+10% $-106
Rent	-10% $-126	-5% $-53	+0% $20	+5% $94	+10% $167
Rate	-1.0pp $133	-0.5pp $77	base $20	+0.5pp $-38	+1.0pp $-97

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: $55,975
• Closing costs: $6,717
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$2,100	$1.11	45d	1	0.46mi
23209 Kudu Trail Dr Denham Springs, LA	3.0	2.0	1887	$1,850	$0.98	25d	1	0.46mi
23340 Ruger Dr Denham Springs, LA	4.0	2.0	1826	$1,800	$0.99	25d	1	0.71mi
22871 Balsam Dr Denham Springs, LA	4.0	2.0	1814	$1,975	$1.09	25d	1	0.74mi
13783 Fig Dr Denham Springs, LA	3.0	2.0	1613	$1,900	$1.18	25d	1	0.78mi
22862 Monterey Ave Dennis Mills, LA	3.0	2.0	1618	$1,875	$1.16	45d	1	0.83mi
13419 Hammack Rd Unit A Denham Springs, LA	2.0	2.0	1375	$1,350	$0.98	25d	1	0.94mi
23295 Mango Dr Denham Springs, LA	4.0	2.0	1939	$2,100	$1.08	45d	1	1.05mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 5 events

1. 2026-06-15
   statusdays on market $223,900 Pending 4 DOM
2. 2026-06-14
   days on market $223,900 Active 3 DOM
3. 2026-06-13
   statusdays on marketlisting id $223,900 Active 2 DOM
4. 2026-06-10
   remarks 695-char remark
5. 2026-06-10
   listed $223,900 Coming Soon 1 DOM

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,255
• − Mortgage interest: −$12,542
• − Property taxes: −$1,889
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$240
• − Depreciation: −$6,513
• Taxable loss: −$3,609
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $1,109/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Port Vincent

• Score: 65/100
• State rank: #142
• US rank: #12539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston Parish · 87,496 people
• City population: 23,921
• Metro: Baton Rouge, LA
• Population (ZIP): 63,575
• Household income: $78,621
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 1211.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 9% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.37%
• Current HPI: 170.2207
• Rent YoY: ▲ 3.83%
• Metro: Baton Rouge, LA
• 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

3 events — show timeline

• 2026-06-09 Coming Soon $223,900 AcadianaMLS
• 2026-06-09 Coming Soon $223,900 GBRMLS
• 2010-07-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2024): $1,889 · +20.0% YoY. Source: county tax records.