6855 Highway 129 · Monterey, LA 71354

$134,900

3 bd · 2.0 ba · 1,746 sqft · SingleFamily · 53 Days on market

Built 1970 0.57 ac lot $77/sqft · 32% below area Est $198k · 32% under

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

MOTIVATED SELLER: REDUCED! Discover this move-in-ready home ideally located near the desirable Monterey school district! Situated on a spacious half-acre lot, this property offers over 1,700 square feet of comfortable living space. Inside, you'll find a large living room with vaulted ceilings, creating an open and inviting atmosphere. The home features 3 bedrooms and 2 full bathrooms, including a generously sized primary suite with a versatile bonus area--perfect for a home office, nursery, or cozy sitting space. Over the past three years, the home has seen numerous updates, including new flooring, fresh paint, updated fixtures, a new AC condenser, hot water heater, a dishwasher, and the replacement of metal washers and screws on the roof for added durability. Step outside to enjoy the covered back patio--ideal for relaxing or entertaining--along with a convenient storage shed for extra space. Motivated sellers--don't miss this opportunity to make it yours!

Key facts

• Storage shed
• Covered back patio
• Numerous updates

Tags

• SPACIOUS HALF ACRE LOT
• COVERED BACK PATIO
• STORAGE SHED
• NUMEROUS UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $121k (10.1% below list).
• Recommended offer: $121k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#311 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Concordia Parish (town): math 19% / reading 27% proficiency, ranked #65 of 98 in LA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 27 units permitted in Concordia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Concordia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,261 (10.1% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 A-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: 0.90% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $197,934
• List price: $134,900
• Delta: -31.85%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.59×
• Total profit: $22,124
• Equity at exit: $60,657

10-year hold

• IRR: 12.5%
• Equity multiple: 2.87×
• Total profit: $70,486
• Equity at exit: $93,479

Cash invested: $37,772 (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 71354

• Active inventory: 10
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$102 /mo · $1,221/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $93

Break-even live

Break-even rent $1,095

Max offer price $134,900

Occupancy floor 87%

Sensitivity live

Price	-10% $169	-5% $131	+0% $93	+5% $54	+10% $16
Rent	-10% $-3	-5% $45	+0% $93	+5% $140	+10% $188
Rate	-1.0pp $161	-0.5pp $127	base $93	+0.5pp $58	+1.0pp $22

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-08
   days on market $134,900 Active 53 DOM
2. 2026-06-07
   days on market $134,900 Active 52 DOM
3. 2026-06-07
   days on market $134,900 Active 51 DOM
4. 2026-06-04
   days on market $134,900 Active 48 DOM
5. 2026-06-02
   days on market $134,900 Active 47 DOM
6. 2026-06-01
   days on market $134,900 Active 46 DOM
7. 2026-05-31
   days on market $134,900 Active 45 DOM
8. 2026-05-31
   days on market $134,900 Active 44 DOM
9. 2026-05-04
   price $139,900 971-char remark

   Show marketing remark (971 chars)

   MOTIVATED SELLER: REDUCED! Discover this move-in-ready home ideally located near the desirable Monterey school district! Situated on a spacious half-acre lot, this property offers over 1,700 square feet of comfortable living space. Inside, you'll find a large living room with vaulted ceilings, creating an open and inviting atmosphere. The home features 3 bedrooms and 2 full bathrooms, including a generously sized primary suite with a versatile bonus area--perfect for a home office, nursery, or cozy sitting space. Over the past three years, the home has seen numerous updates, including new flooring, fresh paint, updated fixtures, a new AC condenser, hot water heater, a dishwasher, and the replacement of metal washers and screws on the roof for added durability. Step outside to enjoy the covered back patio--ideal for relaxing or entertaining--along with a convenient storage shed for extra space. Motivated sellers--don't miss this opportunity to make it yours!

10. 2026-04-15
    listed $149,500 Active 971-char remark

    Show marketing remark (971 chars)

    MOTIVATED SELLER: REDUCED! Discover this move-in-ready home ideally located near the desirable Monterey school district! Situated on a spacious half-acre lot, this property offers over 1,700 square feet of comfortable living space. Inside, you'll find a large living room with vaulted ceilings, creating an open and inviting atmosphere. The home features 3 bedrooms and 2 full bathrooms, including a generously sized primary suite with a versatile bonus area--perfect for a home office, nursery, or cozy sitting space. Over the past three years, the home has seen numerous updates, including new flooring, fresh paint, updated fixtures, a new AC condenser, hot water heater, a dishwasher, and the replacement of metal washers and screws on the roof for added durability. Step outside to enjoy the covered back patio--ideal for relaxing or entertaining--along with a convenient storage shed for extra space. Motivated sellers--don't miss this opportunity to make it yours!

11. 2023-11-07
    soldstatus $108,000
12. 2023-11-06
    soldstatus 279-char remark

    Show marketing remark (279 chars)

    3 Bed, 2 Ba Brick Home with spacious living room, galley style kitchen and master suite with walk in closet and separate sitting area. Located just across from Black River Lake in Monterey. SELLING "AS IS". Storage building and metal shed remain. Lots of potential! N/A

13. 2023-03-25
    listed $99,900 279-char remark

    Show marketing remark (279 chars)

    3 Bed, 2 Ba Brick Home with spacious living room, galley style kitchen and master suite with walk in closet and separate sitting area. Located just across from Black River Lake in Monterey. SELLING "AS IS". Storage building and metal shed remain. Lots of potential! N/A

ⓘ 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: $1,221 · $102/mo
• Projected year-2 tax: $1,221 · $102/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $14,551
• − Mortgage interest: −$7,556
• − Property taxes: −$1,221
• − Insurance: −$674
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,924
• Taxable loss: −$1,153
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,388/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: Concordia Parish
• NCES district ID: 2200480
• Math proficiency: 19% ▼ -39.00%
• Reading proficiency: 27% ▼ -34.00%
• Median HH income: $29,931
• Composite: 18.45/100
• National rank: #8929
• State rank: #65 of 98 in LA

Livability — Monterey

• Score: 58/100
• State rank: #311
• US rank: #21422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monterey, LA
• Population (ZIP): 1,382

Population outlook (Concordia County) Hauer SSP2

• Today (2025): 18,933 people
• By 2030: 18,157 · -4.1%
• By 2040: 16,559 · -12.5%
• By 2050: 15,067 · -20.4%
• By 2075: 11,770 · -37.8%
• By 2100: 8,541 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 6% Native American 4%
• Common ancestry: Lithuanian 28% Italian 18%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Concordia

• 2024 margin: Strong R (+29.4) · D 34.8% · R 64.1% · Other 1.1%
• 2008→2024 swing: -9.4pp toward R · 2008: -20.0pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+26.9 2016: R+24.8 2012: R+17.2 2008: R+20.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+40.0% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $139,900 AcadianaMLS
• 2026-04-15 Listed $149,500 AcadianaMLS
• 2023-11-07 Sold (Public Records) $108,000 Public Records
• 2023-11-06 Sold (MLS) — MLSU
• 2023-03-25 Listed $99,900 MLSU

Property tax history

+7.9%/yr

Latest (2025): $1,221 · +0.5% YoY. Source: county tax records.