112 4th St · Mamou, LA 70554

$39,900

3 bd · 2.0 ba · 1,850 sqft · SingleFamily · 171 Days on market

0.36 ac lot $22/sqft · 56% below area ↓ 18% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investor-friendly property offering 3 bedrooms and 2 bathrooms with a versatile layout that includes a living room, den, and separate dining area. The kitchen provides functional workspace for everyday living. Exterior features include an outdoor storage building along with an open storage space for added convenience. With a little bit of love, this property has the potential to be refreshed and restored, making it an ideal opportunity for investors or buyers looking to add value.

Key facts

• Versatile layout
• Open storage space
• 0.36 acre lot

Tags

• VERSATILE LAYOUT
• OUTDOOR STORAGE BUILDING
• OPEN STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#181 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: crime C-, amenities F, commute F.
• Evangeline Parish (rural): math 23% / reading 36% proficiency, ranked #48 of 98 in LA (top 49%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 45 active listings in the ZIP; 28 units permitted in Evangeline Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $1k appreciation (3.5% local appreciation)).
• Evangeline County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.84% ✓
• Cap rate: 25.65%
• Cash-on-cash: 69.13%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (median comp): $90,867
• List price: $39,900
• Delta: -56.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 4th St	0.23mi	3/2.0	2,080 (+12%)	14mo	$65,000	$31	57
421 7th St	0.29mi	3/1.0	1,616 (-13%)	9mo	$35,000	$22	54
620 3rd St	0.40mi	4/1.5 (+1)	1,700 (-8%)	12mo	$22,000	$13	50
601 3rd St	0.36mi	3/1.0	1,648 (-11%)	17mo	$60,000	$36	47
400 Hickory St	0.49mi	3/2.0	1,680 (-9%)	22mo	$106,000	$63	43

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

Projected returns pro-forma

3.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.3%
• Equity multiple: 5.20×
• Total profit: $46,936
• Equity at exit: $19,151

10-year hold

• IRR: 73.4%
• Equity multiple: 10.69×
• Total profit: $108,274
• Equity at exit: $30,492

Cash invested: $11,172 (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 70554

• Home prices YoY: 3.4%
• Active inventory: 45
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$26 /mo · $311/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $644

Break-even live

Break-even rent $319

Max offer price $39,900

Occupancy floor 38%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   days on market $39,900 Active 171 DOM
2. 2026-06-08
   days on market $39,900 Active 170 DOM
3. 2026-06-07
   days on market $39,900 Active 169 DOM
4. 2026-06-07
   days on market $39,900 Active 168 DOM
5. 2026-06-04
   days on market $39,900 Active 165 DOM
6. 2026-06-02
   days on market $39,900 Active 164 DOM
7. 2026-06-01
   days on market $39,900 Active 163 DOM
8. 2026-05-31
   days on market $39,900 Active 162 DOM
9. 2026-05-31
   days on market $39,900 Active 161 DOM
10. 2026-04-23
    status Active 485-char remark

    Show marketing remark (485 chars)

    Investor-friendly property offering 3 bedrooms and 2 bathrooms with a versatile layout that includes a living room, den, and separate dining area. The kitchen provides functional workspace for everyday living. Exterior features include an outdoor storage building along with an open storage space for added convenience. With a little bit of love, this property has the potential to be refreshed and restored, making it an ideal opportunity for investors or buyers looking to add value.

11. 2026-04-18
    status Pending 485-char remark

    Show marketing remark (485 chars)

    Investor-friendly property offering 3 bedrooms and 2 bathrooms with a versatile layout that includes a living room, den, and separate dining area. The kitchen provides functional workspace for everyday living. Exterior features include an outdoor storage building along with an open storage space for added convenience. With a little bit of love, this property has the potential to be refreshed and restored, making it an ideal opportunity for investors or buyers looking to add value.

12. 2026-01-28
    price $39,900 485-char remark

    Show marketing remark (485 chars)

    Investor-friendly property offering 3 bedrooms and 2 bathrooms with a versatile layout that includes a living room, den, and separate dining area. The kitchen provides functional workspace for everyday living. Exterior features include an outdoor storage building along with an open storage space for added convenience. With a little bit of love, this property has the potential to be refreshed and restored, making it an ideal opportunity for investors or buyers looking to add value.

13. 2025-12-15
    listed $48,000 Active 485-char remark

    Show marketing remark (485 chars)

    Investor-friendly property offering 3 bedrooms and 2 bathrooms with a versatile layout that includes a living room, den, and separate dining area. The kitchen provides functional workspace for everyday living. Exterior features include an outdoor storage building along with an open storage space for added convenience. With a little bit of love, this property has the potential to be refreshed and restored, making it an ideal opportunity for investors or buyers looking to add value.

14. 2009-06-01
    soldstatus $48,600

ⓘ 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: $311 · $26/mo
• Projected year-2 tax: $311 · $26/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,600
• − Mortgage interest: −$2,235
• − Property taxes: −$311
• − Insurance: −$200
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,161
• Taxable income: $7,518
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $5,919/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: Evangeline Parish
• NCES district ID: 2200630
• Math proficiency: 23% ▼ -46.00%
• Reading proficiency: 36% ▼ -37.00%
• Median HH income: $31,769
• Composite: 24.0/100
• National rank: #7774
• State rank: #48 of 98 in LA

Livability — Mamou

• Score: 64/100
• State rank: #181
• US rank: #14761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mamou, LA
• Population (ZIP): 5,028

Population outlook (Evangeline County) Hauer SSP2

• Today (2025): 33,019 people
• By 2030: 32,359 · -2.0%
• By 2040: 30,860 · -6.5%
• By 2050: 29,125 · -11.8%
• By 2075: 24,605 · -25.5%
• By 2100: 18,499 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 61% Black 29% Two or more races 4%
• Common ancestry: Lithuanian 21% German 3% Scandinavian 1%
• Languages at home: 82% English-only · French/Haitian/Cajun 17% Other Indo-European 1%

Political lean MEDSL · Evangeline

• 2024 margin: Solid R (+49.1) · D 24.9% · R 74.0% · Other 1.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -24.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+44.7 2016: R+41.3 2012: R+30.7 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.53%
• Current HPI: 106.3204
• 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

-17.9% since first listed

5 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-04-18 Pending — AcadianaMLS
• 2026-01-28 Price Changed $39,900 AcadianaMLS
• 2025-12-15 Listed $48,000 AcadianaMLS
• 2009-06-01 Sold (Public Records) $48,600 Public Records

Property tax history

-2.6%/yr

Latest (2025): $311 · -21.6% YoY. Source: county tax records.