215 W Nezpique St W · Jennings, LA 70546

$89,900

4 bd · 2.0 ba · 1,854 sqft · SingleFamily · 318 Days on market

Built 1944 15,246 ac lot $48/sqft · 38% below area Est $145k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE Great investment property. 4 bedroom 2 baths located near downtown Jennings. Lots of potential. Would make great flip, or rental. Home is located in flood zone X. Owner/Agent. Home does need work inside.

Key facts

• 15246 acre lot
• Built 1944
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 6.2% in Jennings — 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 61/100 on livability (#228 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime F, amenities F, commute F.
• Jefferson Davis Parish (town): math 30% / reading 42% proficiency, ranked #33 of 98 in LA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 69 units permitted in Jefferson Davis Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson Davis County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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?
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: 1.59% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.22
• GRM: 5.2

CMA / ARV

• ARV (median comp): $144,651
• List price: $89,900
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Clara St	0.21mi	3/2.0 (-1)	1,962 (+6%)	15mo	$252,500	$129	63
523 E Nezpique St E	0.52mi	3/2.0 (-1)	1,965 (+6%)	1mo	$170,000	$87	60
415 Decker St	0.26mi	3/2.0 (-1)	1,977 (+7%)	18mo	$225,000	$114	57
423 E 1st St	0.41mi	3/2.0 (-1)	1,710 (-8%)	12mo	$64,500	$38	54
707 Decker St	0.36mi	3/2.0 (-1)	2,018 (+9%)	13mo	$145,000	$72	53
523 Broussard Ln	0.60mi	3/2.0 (-1)	1,653 (-11%)	3mo	$190,000	$115	46
610 Fifth St	0.74mi	3/2.5 (-1)	1,770 (-4%)	8mo	$194,000	$110	45
526 1st St	0.55mi	3/2.0 (-1)	1,720 (-7%)	22mo	$200,000	$116	39
803 Scott St	0.73mi	3/2.0 (-1)	1,790 (-4%)	21mo	$115,500	$65	38
206 S Sherman St	0.55mi	3/2.0 (-1)	1,592 (-14%)	14mo	$159,000	$100	34
603 E Fourth St	0.67mi	4/3.0	2,054 (+11%)	20mo	$165,000	$80	30
606 Harrington St	0.72mi	3/1.5 (-1)	1,607 (-13%)	17mo	$52,000	$32	23

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,715
• Equity at exit: $13,404

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $9,253
• Equity at exit: $7,773

Cash invested: $25,172 (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 70546

• Home prices YoY: -31.7%
• Active inventory: 119
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $151

Break-even live

Break-even rent $1,241

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 318 DOM
2. 2026-06-18
   days on market $89,900 Active 317 DOM
3. 2026-06-17
   days on market $89,900 Active 316 DOM
4. 2026-06-16
   days on market $89,900 Active 315 DOM
5. 2026-06-15
   days on market $89,900 Active 314 DOM
6. 2026-06-14
   days on market $89,900 Active 312 DOM
7. 2026-06-13
   days on market $89,900 Active 311 DOM
8. 2026-06-10
   days on market $89,900 Active 309 DOM
9. 2026-06-09
   days on market $89,900 Active 308 DOM
10. 2026-06-08
    days on market $89,900 Active 307 DOM
11. 2026-06-07
    days on market $89,900 Active 306 DOM
12. 2026-06-02
    days on market $89,900 Active 301 DOM
13. 2026-06-01
    days on market $89,900 Active 300 DOM
14. 2026-05-31
    days on market $89,900 Active 299 DOM
15. 2026-05-30
    days on market $89,900 Active 298 DOM
16. 2025-04-28
    listed $89,900 Active 229-char remark

    Show marketing remark (229 chars)

    OWNER FINANCING AVAILABLE Great investment property. 4 bedroom 2 baths located near downtown Jennings. Lots of potential. Would make great flip, or rental. Home is located in flood zone X. Owner/Agent. Home does need work inside.

17. 2020-08-20
    soldstatus 167-char remark

    Show marketing remark (167 chars)

    Investor opportunity! Stately home in one of the oldest neighborhoods in town. Walking distance to the Strand Theatre and other Main St. destinations. Home sold as is.

18. 2020-03-24
    listed $52,000 167-char remark

    Show marketing remark (167 chars)

    Investor opportunity! Stately home in one of the oldest neighborhoods in town. Walking distance to the Strand Theatre and other Main St. destinations. Home sold as is.

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $538 · $45/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $17,182
• − Mortgage interest: −$5,036
• − Property taxes: −$538
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$2,615
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,648/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: Jefferson Davis Parish
• NCES district ID: 2200810
• Math proficiency: 30% ▼ -39.00%
• Reading proficiency: 42% ▼ -33.00%
• Median HH income: $40,322
• Composite: 30.21/100
• National rank: #6302
• State rank: #33 of 98 in LA

Livability — Jennings

• Score: 61/100
• State rank: #228
• US rank: #17390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jennings, LA
• Population (ZIP): 15,821

Population outlook (Jefferson Davis County) Hauer SSP2

• Today (2025): 31,015 people
• By 2030: 30,563 · -1.5%
• By 2040: 29,639 · -4.4%
• By 2050: 28,456 · -8.3%
• By 2075: 25,521 · -17.7%
• By 2100: 21,787 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 14% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 92% English-only · French/Haitian/Cajun 6% Spanish 2%

Political lean MEDSL · Jefferson Davis

• 2024 margin: Solid R (+61.1) · D 18.8% · R 79.9% · Other 1.3%
• 2008→2024 swing: -21.5pp toward R · 2008: -39.7pp · 2024: -61.1pp
• All cycles: 2024: R+61.1 2020: R+55.4 2016: R+53.9 2012: R+47.6 2008: R+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.56%
• Current HPI: 147.6391
• 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

+72.9% since first listed

3 events — show timeline

• 2025-04-28 Listed $89,900 SWLAR
• 2020-08-20 Sold (MLS) — SWLAR
• 2020-03-24 Listed $52,000 SWLAR

Property tax history

+3.5%/yr

Latest (2025): $538 · +0.3% YoY. Source: county tax records.