340 Convent St · Labadieville, LA 70372

$95,000

3 bd · 1.0 ba · 728 sqft · SingleFamily · 2 Days on market

Built 1952 Est $84k · 12% over

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +7.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

LOTS OF POTENTIAL WITH THIS UNIQUE PROPERTY SITUATED IN HEART OF LABADIEVILLE. DEEP LOT WITH ROOM FOR A GARDEN. PROPERTY CONTAINS COVERED PORCH PATIO AND CARPORT. OPEN KITCHEN AND LIVING ROOM AREA.

Key facts

• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 65/100 on livability (#156 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B; Watch: schools C-, 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: 16 active listings in the ZIP; 30 units permitted in Assumption Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($657 loan paydown + $4k appreciation (4.3% local appreciation)).
• Assumption County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago 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 $47k; list at $95k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $95,000

Questions for the listing agent

1. Built in 1952 — 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. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $84,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Redwood St	0.14mi	2/1.0 (-1)	822 (+13%)	9mo	$95,000	$116	59

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

Projected returns pro-forma

4.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.49×
• Total profit: $39,702
• Equity at exit: $50,003

10-year hold

• IRR: 24.3%
• Equity multiple: 4.89×
• Total profit: $103,422
• Equity at exit: $83,284

Cash invested: $26,600 (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 70372

• Home prices YoY: 3.1%
• Active inventory: 16
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $336

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $401	-5% $369	+0% $336	+5% $303	+10% $270
Rent	-10% $237	-5% $286	+0% $336	+5% $385	+10% $435
Rate	-1.0pp $384	-0.5pp $360	base $336	+0.5pp $311	+1.0pp $286

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $95,000 Active 2 DOM
2. 2026-06-17
   remarks 233-char remark
3. 2026-06-17
   listed $95,000 Active 1 DOM

ⓘ 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 · 0% 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: $15,074
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,764
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $3,387/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 — Labadieville

• Score: 65/100
• State rank: #156
• US rank: #13333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Labadieville, LA
• Population (ZIP): 1,846

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 11% Two or more races 8% Hispanic / Latino 6%
• Common ancestry: Lithuanian 22%
• Foreign-born: 7%
• Languages at home: 89% English-only · Spanish 6% Arabic 5% French/Haitian/Cajun 1%

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: ▲ 4.33%
• Current HPI: 143.2606
• 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

+103.1% since first listed

5 events — show timeline

• 2026-06-18 Listed $95,000 FSBO.com
• 2018-06-25 Sold (MLS) — GBRMLS
• 2018-04-16 Listed $38,900 GBRMLS
• 2018-04-16 Listed $38,900 AcadianaMLS
• 2017-12-22 Sold (Public Records) $46,767 Public Records

Property tax history

-48.5%/yr

Latest (2024): $0 · +0.0% YoY. Source: county tax records.