302 N Verret St · Amelia, LA 70380

$155,000

3 bd · 2.5 ba · 1,642 sqft · SingleFamily · 223 Days on market

Built 1981 6,534 sqft lot $94/sqft · 10% below area Est $171k · 10% under

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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 +15.2/30.0
• ARV discount +11.8/15.0
• DSCR +4.7/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

Key facts

• Public library
• Covered patio
• Large storage shed

Tags

• COVERED PATIO
• LARGE STORAGE SHED
• PUBLIC LIBRARY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (17.6% below list).
• Recommended offer: $128k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#331 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J.S. Aucoin Elementary School (math 37% / reading 22%, grade F, #333 of 646 statewide, top 54%, 283 students, 56% FRL); Morgan City Junior High School (math 22% / reading 34%, grade F, #125 of 218 statewide, top 58%, 488 students, 56% FRL); Morgan City High School (math 27% / reading 42%, grade F, #106 of 265 statewide, top 43%, 732 students, 55% FRL).
• Market conditions: 82 active listings in the ZIP; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• St. Mary County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $155k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,702 (17.6% 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 223 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $171,436
• List price: $155,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Verret St	0.15mi	3/2.0	1,401 (-15%)	14mo	$169,900	$121	55

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-25,972
• Equity at exit: $23,111

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-23,748
• Equity at exit: $13,402

Cash invested: $43,400 (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 70380

• Home prices YoY: -34.8%
• Active inventory: 82
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$78 /mo · $939/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-13

Break-even live

Break-even rent $1,294

Max offer price $152,657

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $31	+0% $-13	+5% $-57	+10% $-101
Rent	-10% $-114	-5% $-64	+0% $-13	+5% $37	+10% $88
Rate	-1.0pp $65	-0.5pp $26	base $-13	+0.5pp $-53	+1.0pp $-94

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $155,000 Active 223 DOM
2. 2026-06-21
   days on market $155,000 Active 222 DOM
3. 2026-06-18
   days on market $155,000 Active 220 DOM
4. 2026-06-17
   days on market $155,000 Active 219 DOM
5. 2026-06-16
   days on market $155,000 Active 218 DOM
6. 2026-06-15
   days on market $155,000 Active 217 DOM
7. 2026-06-13
   days on market $155,000 Active 215 DOM
8. 2026-06-12
   days on market $155,000 Active 214 DOM
9. 2026-06-09
   days on market $155,000 Active 211 DOM
10. 2026-06-08
    days on market $155,000 Active 210 DOM
11. 2026-06-07
    days on market $155,000 Active 209 DOM
12. 2026-06-07
    days on market $155,000 Active 208 DOM
13. 2026-06-04
    days on market $155,000 Active 205 DOM
14. 2026-06-02
    days on market $155,000 Active 204 DOM
15. 2026-06-01
    days on market $155,000 Active 203 DOM
16. 2026-05-31
    days on market $155,000 Active 202 DOM
17. 2026-05-31
    days on market $155,000 Active 201 DOM
18. 2026-04-29
    price $155,000 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

19. 2026-04-28
    price $155,000 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

20. 2026-04-01
    price $162,500 394-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

21. 2026-04-01
    price $162,500 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

22. 2026-01-12
    price $165,000 394-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

23. 2026-01-12
    price $165,000 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

24. 2025-12-19
    status Active 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

25. 2025-11-03
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J. S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

26. 2025-10-20
    price $170,000 395-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

27. 2025-10-20
    price $170,000 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

28. 2025-09-25
    listed $175,000 Active 395-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

29. 2025-09-25
    listed $175,000 Active 394-char remark

    Show marketing remark (394 chars)

    Charming home in a Quiet Neighborhood This well-kept home offers 3 bedrooms, 2 bathrooms, a covered patio, and a large storage shed in the backyard. Conveniently located within walking distance to J.S. Aucoin Elementary, the public library, and local churches. A huge bonus-this property is not in a flood zone! Move-in ready and waiting for its new owners. Call today to schedule your showing!

30. 2021-05-07
    listed $165,000
31. 2002-09-25
    soldstatus $57,100

ⓘ 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: $939 · $78/mo
• Projected year-2 tax: $939 · $78/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $15,324
• − Mortgage interest: −$8,682
• − Property taxes: −$939
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,509
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $520/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. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Amelia

• Score: 57/100
• State rank: #331
• US rank: #22212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amelia, LA
• City population: 123
• Population (ZIP): 21,043

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 14%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% French/Haitian/Cajun 2% Vietnamese 2%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.21%
• Current HPI: 99.8137
• 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

+171.5% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $155,000 AcadianaMLS
• 2026-04-28 Price Changed $155,000 GBRMLS
• 2026-04-01 Price Changed $162,500 AcadianaMLS
• 2026-04-01 Price Changed $162,500 GBRMLS
• 2026-01-12 Price Changed $165,000 AcadianaMLS
• 2026-01-12 Price Changed $165,000 GBRMLS
• 2025-12-19 Relisted — GBRMLS
• 2025-11-03 Pending — GBRMLS
• 2025-10-20 Price Changed $170,000 GBRMLS
• 2025-10-20 Price Changed $170,000 AcadianaMLS
• 2025-09-25 Listed $175,000 GBRMLS
• 2025-09-25 Listed $175,000 AcadianaMLS
• 2021-05-07 Listed $165,000 AcadianaMLS
• 2002-09-25 Sold (Public Records) $57,100 Public Records

Property tax history

+2.5%/yr

Latest (2025): $939 · +9.0% YoY. Source: county tax records.