108 Beth Ann Ave · Montegut, LA 70377

$30,000

3 bd · 1.0 ba · 1,513 sqft · SingleFamily public records · 323 Days on market

Built 1965 4,791 sqft lot ↓ 22% since listing

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW.AUCTION.COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

Key facts

• 4,791 sq ft lot
• Parking
• Built 1965

🔨 Auction listing. The $30,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $110,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#110 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (3.8% local appreciation)).
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $20k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% 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 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.60%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (median comp): $110,000
• List price: $30,000
• Delta: -72.73%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Old Oak Dr	0.14mi	3/1.0	1,436 (-5%)	5mo	$125,000	$87	81

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

Projected returns pro-forma

3.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.26×
• Total profit: $8,100
• Equity at exit: $54,202

10-year hold

• IRR: 7.4%
• Equity multiple: 2.22×
• Total profit: $37,595
• Equity at exit: $87,423

Cash invested: $30,800 (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 70377

• Home prices YoY: 3.6%
• Active inventory: 42
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-154

Break-even live

Break-even rent $1,384

Max offer price $82,734

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-123	+0% $-154	+5% $-185	+10% $-217
Rent	-10% $-248	-5% $-201	+0% $-154	+5% $-107	+10% $-60
Rate	-1.0pp $-99	-0.5pp $-126	base $-154	+0.5pp $-183	+1.0pp $-212

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $30,000 Active 323 DOM
2. 2026-06-19
   days on market $30,000 Active 321 DOM
3. 2026-06-18
   days on market $30,000 Active 320 DOM
4. 2026-06-17
   days on market $30,000 Active 319 DOM
5. 2026-06-16
   days on market $30,000 Active 318 DOM
6. 2026-06-15
   days on market $30,000 Active 317 DOM
7. 2026-06-14
   days on market $30,000 Active 315 DOM
8. 2026-06-13
   days on market $30,000 Active 314 DOM
9. 2026-06-10
   days on market $30,000 Active 312 DOM
10. 2026-06-09
    days on market $30,000 Active 311 DOM
11. 2026-06-08
    days on market $30,000 Active 310 DOM
12. 2026-06-07
    days on market $30,000 Active 309 DOM
13. 2026-06-05
    days on market $30,000 Active 306 DOM
14. 2026-06-03
    days on market $30,000 Active 305 DOM
15. 2026-06-02
    days on market $30,000 Active 304 DOM
16. 2026-06-01
    days on market $30,000 Active 303 DOM
17. 2026-05-31
    days on market $30,000 Active 302 DOM
18. 2026-05-30
    days on market $30,000 Active 301 DOM
19. 2026-02-02
    price $30,000 545-char remark

    Show marketing remark (545 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW.AUCTION.COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

20. 2026-01-30
    price $30,000 547-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

21. 2025-11-29
    price $40,000 545-char remark

    Show marketing remark (545 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW.AUCTION.COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

22. 2025-11-15
    price $40,000 547-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

23. 2025-10-14
    price $45,000 545-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

24. 2025-10-14
    price $45,000 547-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

25. 2025-07-31
    listed $50,000 Active 545-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

26. 2025-07-31
    listed $50,000 Active 547-char remark

    Show marketing remark (547 chars)

    UNDER AUCTION TERMS. ALL BIDS TO BE PLACED AT WWW. AUCTION. COM. 3 Bedroom / 1 Bath home located just off Bayou Terrebonne. This home would be great for someone looking for a camp to escape to on the weekends or the owner/occupant looking for a fixer-upper at a great low price. Located on a quiet street, the home features a nice sized living room or space for a possible 4th bedroom conversion. Sold in As-Is condition. Will need repairs and renovation prior to occupancy. Won't last long! Call your agent today to schedule your private showing.

27. 2006-03-31
    soldstatus $62,000
28. 2005-09-06
    listed $70,000
29. 2000-09-25
    soldstatus $38,500

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $528 · $44/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 · 79% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 22 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: $14,261
• − Mortgage interest: −$6,162
• − Property taxes: −$528
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$3,200
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $-993/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Montegut

• Score: 67/100
• State rank: #110
• US rank: #10885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montegut, LA
• Population (ZIP): 3,386

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 14% Two or more races 3%
• Common ancestry: Lithuanian 25% Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 87% English-only · French/Haitian/Cajun 13%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.75%
• Current HPI: 108.1467
• 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

-22.1% since first listed

11 events — show timeline

• 2026-02-02 Price Changed $30,000 AcadianaMLS
• 2026-01-30 Price Changed $30,000 GSREIN
• 2025-11-29 Price Changed $40,000 AcadianaMLS
• 2025-11-15 Price Changed $40,000 GSREIN
• 2025-10-14 Price Changed $45,000 AcadianaMLS
• 2025-10-14 Price Changed $45,000 GSREIN
• 2025-07-31 Listed $50,000 GSREIN
• 2025-07-31 Listed $50,000 AcadianaMLS
• 2006-03-31 Sold (Public Records) $62,000 Public Records
• 2005-09-06 Listed $70,000 AcadianaMLS
• 2000-09-25 Sold (Public Records) $38,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $528 · -1.5% YoY. Source: county tax records.