109 Myrtle St · Bayou Vista, LA 70380

$139,000

3 bd · 3.0 ba · 2,460 sqft · SingleFamily · 32 Days on market

Built 1964 0.32 ac lot $57/sqft · 33% below area Est $208k · 33% under ↓ 27% since listing

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• 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

New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

Key facts

• Walk-in closet
• Covered patio
• En-suite bath

Tags

• SPACIOUS DEN
• DEDICATED OFFICE
• WALK-IN CLOSET
• EN-SUITE BATH
• LARGE TREE-SHADED YARD
• COVERED PATIO

Property features AI

Exterior

• Parking: 4 parking spaces; Open parking on concrete
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built living area approximately 3,107
• Exterior features: Lot in Boy Blue subdivision; Lot dimensions approximately 106 x 130 (about 0.316 acres)

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Window unit cooling
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $130k (6.6% below list).
• Recommended offer: $130k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#141 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities 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.
• 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 $961 of loan paydown is wiped out by about $4k 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 32 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major 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 $129,788 (6.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (median comp): $207,602
• List price: $139,000
• Delta: -33.05%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Nini Rd	0.15mi	3/2.5	2,121 (-14%)	13mo	$315,000	$149	58
1363 Old Spanish Trl	0.35mi	4/2.0 (+1)	2,150 (-13%)	14mo	$423,999	$197	42

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-13,160
• Equity at exit: $20,725

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $511
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$91 /mo · $1,092/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $148

Break-even live

Break-even rent $1,111

Max offer price $139,000

Occupancy floor 84%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $139,000 Active 32 DOM
2. 2026-06-17
   days on market $139,000 Active 31 DOM
3. 2026-06-16
   days on market $139,000 Active 30 DOM
4. 2026-06-15
   days on market $139,000 Active 29 DOM
5. 2026-06-13
   days on market $139,000 Active 27 DOM
6. 2026-06-12
   pricestatusdays on market $139,000 Active 26 DOM

   Show marketing remark (1362 chars)

   New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

7. 2026-06-07
   statusdays on market $144,000 Pending 25 DOM
8. 2026-06-04
   days on market $144,000 Active 24 DOM

   Show marketing remark (1362 chars)

   New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

9. 2026-06-03
   price $144,000 Active 23 DOM
10. 2026-06-02
    days on market $164,900 Active 23 DOM

    Show marketing remark (1362 chars)

    New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

11. 2026-06-01
    days on market $164,900 Active 22 DOM
12. 2026-05-31
    days on market $164,900 Active 21 DOM
13. 2026-05-31
    days on market $164,900 Active 20 DOM
14. 2026-05-10
    listed $164,900 Active 1359-char remark

    Show marketing remark (1362 chars)

    New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

15. 2026-05-10
    listed $164,900 Active 1351-char remark

    Show marketing remark (1362 chars)

    New Price! Charming 3-Bedroom Home in Bayou Vista Ready for Its New Owner! Welcome to this warm and inviting 3-bedroom, 2-bathroom home nestled in Bayou Vista, LA. Offering a perfect mix of comfort and functionality, this home is ready to welcome its next chapter. Step inside to find a spacious den, ideal for relaxing or entertaining, and a dedicated office/bonus room that provides the flexibility to suit your lifestyle whether you need a home office, playroom, or guest space. The primary suite features a walk-in closet and an en-suite bath, while the additional bedrooms offer plenty of space for guests. The laundry room adds everyday convenience, and attached storage keeps everything neatly in place. Out back, enjoy a large, tree-shaded yard perfect for weekend barbecues, outdoor activities, or just relaxing in the shade. The covered patio extends your living space and makes outdoor enjoyment easy, rain or shine. Located in a quiet, established neighborhood, this home offers peace and privacy while being just minutes from local schools, shopping, dining, parks, walking trails, spray park, skate park, putt putt golf, houses of worship and more. All measurements and flood zone classification to be verified by the buyer. Don't miss the chance to make this Bayou Vista gem your new home Call your favorite REALTOR to schedule your showing today!

16. 2025-10-17
    price $175,000
17. 2025-10-17
    price $175,000
18. 2025-09-03
    listed $190,000 Active
19. 2025-09-03
    listed $190,000 Active

ⓘ 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: $1,092 · $91/mo
• Projected year-2 tax: $1,092 · $91/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 6/10 Major FEMA zone X (shaded) · 57% 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: $15,575
• − Mortgage interest: −$7,786
• − Property taxes: −$1,092
• − Insurance: −$695
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,044
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,898/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 — Bayou Vista

• Score: 65/100
• State rank: #141
• US rank: #12528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayou Vista, LA
• 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

-26.8% since first listed

14 events — show timeline

• 2026-06-12 Relisted — AcadianaMLS
• 2026-06-12 Price Changed $139,000 AcadianaMLS
• 2026-06-12 Price Changed $139,000 GBRMLS
• 2026-06-12 Relisted — GBRMLS
• 2026-06-04 Pending — AcadianaMLS
• 2026-06-04 Pending — GBRMLS
• 2026-06-02 Price Changed $144,000 AcadianaMLS
• 2026-06-02 Price Changed $144,000 GBRMLS
• 2026-05-10 Listed $164,900 GBRMLS
• 2026-05-10 Listed $164,900 AcadianaMLS
• 2025-10-17 Price Changed $175,000 AcadianaMLS
• 2025-10-17 Price Changed $175,000 GBRMLS
• 2025-09-03 Listed $190,000 GBRMLS
• 2025-09-03 Listed $190,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $1,092 · +8.6% YoY. Source: county tax records.