113 Historic West St · Garyville, LA 70051

$142,500

3 bd · 2.0 ba · 1,754 sqft · SingleFamily · 53 Days on market

Built 1984 7,601 sqft lot $81/sqft · 22% below area Est $183k · 22% under

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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 +20.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Welcome to Garyville! This 3-bedroom, 2-bath home offers an open floor plan with a warm and inviting fireplace, all nestled in an established neighborhood. Currently tenant occupied on a month-to-month lease, this property presents excellent flexibility for buyers--move in and make it your own, or continue with the long-term tenant for immediate income potential. Spacious layout, comfortable living areas, and endless possibilities make this a great opportunity for homeowners and investors alike. Conveniently located with easy access to local amenities and major routes. Don't miss your chance to own a property with options and value!

Key facts

• 7,601 sq ft lot
• 2 parking spots
• Built 1984

Property features AI

Exterior

• Parking: Driveway with two parking spaces
• Utilities: Public sewer; Water not available
• Home design: Single-story; Very good condition; Slab foundation
• Construction: Brick and frame construction; Shingle roof; Built on slab foundation
• Exterior features: Fence; Concrete patio/porch; City lot; Rectangular lot; Lot dimensions 60 x 126

Interior

• Kitchen: Oven; Range; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Pantry; Vaulted ceilings; Gas fireplace

🏷️ Possibly a rental listed for sale. The $142,500 price doesn't fit this home's estimated sale value (~$183,451) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/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 $136k (4.2% below list).
• Recommended offer: $136k (4.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#154 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D, amenities F.
• St. John The Baptist Parish (suburban): math 13% / reading 25% proficiency, ranked #68 of 98 in LA (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 61 units permitted in St. John the Baptist Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($985 loan paydown + $14k appreciation (10.0% local appreciation)).
• St. John the Baptist County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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 $89k; list at $142k implies a 60% gain — meaningful room to come down on a strong offer.

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 $136,486 (4.2% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% 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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 8.7

CMA / ARV

• ARV (median comp): $183,451
• List price: $142,500
• Delta: -22.32%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Historic Main St	0.22mi	3/2.0	2,000 (+14%)	4mo	$98,000	$49	63
477 S Church St	0.62mi	3/2.0	1,823 (+4%)	10mo	$172,000	$94	56
500 S Church St	0.67mi	4/2.0 (+1)	1,858 (+6%)	9mo	$225,000	$121	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $88,759
• Equity at exit: $128,375

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $252,530
• Equity at exit: $276,846

Cash invested: $39,900 (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 70051

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $176

Break-even live

Break-even rent $1,143

Max offer price $142,500

Occupancy floor 82%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $142,500 Active 53 DOM
2. 2026-06-18
   days on market $142,500 Active 52 DOM
3. 2026-06-17
   days on market $142,500 Active 51 DOM
4. 2026-06-16
   days on market $142,500 Active 50 DOM
5. 2026-06-15
   days on market $142,500 Active 49 DOM
6. 2026-06-14
   days on market $142,500 Active 47 DOM
7. 2026-06-13
   days on market $142,500 Active 46 DOM
8. 2026-06-10
   days on market $142,500 Active 44 DOM
9. 2026-06-09
   days on market $142,500 Active 43 DOM
10. 2026-06-08
    days on market $142,500 Active 42 DOM
11. 2026-06-07
    days on market $142,500 Active 41 DOM
12. 2026-06-02
    days on market $142,500 Active 36 DOM
13. 2026-06-01
    days on market $142,500 Active 35 DOM
14. 2026-05-31
    days on market $142,500 Active 34 DOM
15. 2026-05-30
    days on market $142,500 Active 33 DOM
16. 2026-04-27
    listed $142,500 Active 651-char remark

    Show marketing remark (640 chars)

    Welcome to Garyville! This 3-bedroom, 2-bath home offers an open floor plan with a warm and inviting fireplace, all nestled in an established neighborhood. Currently tenant occupied on a month-to-month lease, this property presents excellent flexibility for buyers--move in and make it your own, or continue with the long-term tenant for immediate income potential. Spacious layout, comfortable living areas, and endless possibilities make this a great opportunity for homeowners and investors alike. Conveniently located with easy access to local amenities and major routes. Don't miss your chance to own a property with options and value!

17. 2026-04-27
    listed $142,500 Active 640-char remark

    Show marketing remark (640 chars)

    Welcome to Garyville! This 3-bedroom, 2-bath home offers an open floor plan with a warm and inviting fireplace, all nestled in an established neighborhood. Currently tenant occupied on a month-to-month lease, this property presents excellent flexibility for buyers--move in and make it your own, or continue with the long-term tenant for immediate income potential. Spacious layout, comfortable living areas, and endless possibilities make this a great opportunity for homeowners and investors alike. Conveniently located with easy access to local amenities and major routes. Don't miss your chance to own a property with options and value!

18. 2025-08-01
    soldstatus $89,000 Closed
19. 2025-05-09
    status Pending
20. 2025-04-04
    price $99,900
21. 2025-04-03
    price $99,900
22. 2025-03-10
    price $119,900
23. 2025-03-06
    price $119,900
24. 2025-02-14
    status Active
25. 2025-02-14
    status Pending
26. 2025-02-07
    listed $129,900 Active
27. 2025-02-07
    listed $129,900 Active
28. 2015-01-22
    listed $71,900
29. 2014-11-19
    listed $69,900
30. 2014-11-19
    listed $69,900
31. 2014-11-04
    listed $68,000
32. 2014-11-04
    listed $68,000
33. 2014-08-12
    listed $92,800
34. 2014-08-12
    listed $92,800

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,153 · $96/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 (shaded) · 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,378
• − Mortgage interest: −$7,982
• − Property taxes: −$1,153
• − Insurance: −$712
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,145
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,163/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: St. John The Baptist Parish
• NCES district ID: 2201530
• Math proficiency: 13% ▼ -42.00%
• Reading proficiency: 25% ▼ -39.00%
• Median HH income: $50,280
• Composite: 17.07/100
• National rank: #9120
• State rank: #68 of 98 in LA

Livability — Garyville

• Score: 65/100
• State rank: #154
• US rank: #13042

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garyville, LA
• City population: 2,045
• Population (ZIP): 1,913

Population outlook (St. John the Baptist County) Hauer SSP2

• Today (2025): 40,972 people
• By 2030: 39,295 · -4.1%
• By 2040: 35,902 · -12.4%
• By 2050: 32,988 · -19.5%
• By 2075: 28,661 · -30.0%
• By 2100: 26,456 · -35.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 41% Two or more races 4%
• Common ancestry: Lithuanian 6% Slovak 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · St. John the Baptist

• 2024 margin: Strong D (+29.1) · D 64.0% · R 34.8% · Other 1.2%
• 2008→2024 swing: +12.9pp toward D · 2008: 16.2pp · 2024: 29.1pp
• All cycles: 2024: D+29.1 2020: D+28.2 2016: D+24.5 2012: D+26.3 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.23%
• Current HPI: 190.43
• 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

+53.6% since first listed

19 events — show timeline

• 2026-04-27 Listed $142,500 AcadianaMLS
• 2026-04-27 Listed $142,500 GSREIN
• 2025-08-01 Sold (MLS) $89,000 GSREIN
• 2025-05-09 Pending — GSREIN
• 2025-04-04 Price Changed $99,900 AcadianaMLS
• 2025-04-03 Price Changed $99,900 GSREIN
• 2025-03-10 Price Changed $119,900 AcadianaMLS
• 2025-03-06 Price Changed $119,900 GSREIN
• 2025-02-14 Relisted — GSREIN
• 2025-02-14 Pending — GSREIN
• 2025-02-07 Listed $129,900 GSREIN
• 2025-02-07 Listed $129,900 AcadianaMLS
• 2015-01-22 Listed $71,900 GSREIN
• 2014-11-19 Listed $69,900 AcadianaMLS
• 2014-11-19 Listed $69,900 GBRMLS
• 2014-11-04 Listed $68,000 GSREIN
• 2014-11-04 Listed $68,000 AcadianaMLS
• 2014-08-12 Listed $92,800 GSREIN
• 2014-08-12 Listed $92,800 AcadianaMLS

Property tax history

+0.4%/yr

Latest (2025): $1,153 · +0.1% YoY. Source: county tax records.