4906 Brian Blvd · Loreauville, LA 70563

$72,500

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 77 Days on market

Built 2002 0.25 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner 3 bedroom 2 bath immobilized home on a quiet country street in the Loreauville School District. The Open living/dining/kitchen floor has high ceilings, wood kitchen cabinets and a window above the kitchen sink to enjoy the beautiful purple crepe myrtles.. The primary suite has a walk in closet and the primary bathroom has a garden tub, double vanity and a separate shower. The laundry room is near the primary suite. The split floor plan has two more bedrooms and a bathroom with a new vanity, toilet and floor. No carpet in the home. There is a custom metal handicap ramp that leads to a covered front porch where breezes can be enjoyed. The home has a metal roof, vinyl siding, weather skirting, central heat/cool, 3 ceiling fans, a metal carport, a double sided storage building, security light, and fencing on 3 sides. The home has never flooded and Flood insurance is NOT required.

Key facts

• Walk in closet
• High ceilings
• Garden tub

Tags

• LOREAUVILLE SCHOOL DISTRICT
• HIGH CEILINGS
• WOOD KITCHEN CABINETS
• WINDOW ABOVE KITCHEN SINK
• WALK IN CLOSET
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#253 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: housing C-, crime F, amenities F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $72k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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?
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: 2.25% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.03%
• DSCR: 3.27
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.8%
• Equity multiple: 3.13×
• Total profit: $43,210
• Equity at exit: $10,810

10-year hold

• IRR: 54.4%
• Equity multiple: 6.34×
• Total profit: $108,329
• Equity at exit: $6,268

Cash invested: $20,300 (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 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$12 /mo · $148/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $863

Break-even live

Break-even rent $535

Max offer price $72,500

Occupancy floor 42%

Sensitivity live

Price	-10% $904	-5% $884	+0% $863	+5% $760	+10% $735
Rent	-10% $735	-5% $799	+0% $863	+5% $928	+10% $992
Rate	-1.0pp $900	-0.5pp $882	base $863	+0.5pp $844	+1.0pp $825

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $72,500 Active 77 DOM
2. 2026-06-17
   days on market $72,500 Active 76 DOM
3. 2026-06-16
   days on market $72,500 Active 75 DOM
4. 2026-06-15
   days on market $72,500 Active 74 DOM
5. 2026-06-14
   days on market $72,500 Active 72 DOM
6. 2026-06-13
   days on market $72,500 Active 71 DOM
7. 2026-06-10
   days on market $72,500 Active 69 DOM
8. 2026-06-09
   days on market $72,500 Active 68 DOM
9. 2026-06-08
   days on market $72,500 Active 67 DOM
10. 2026-06-07
    days on market $72,500 Active 66 DOM
11. 2026-06-05
    days on market $72,500 Active 63 DOM
12. 2026-06-03
    days on market $72,500 Active 62 DOM
13. 2026-06-02
    days on market $72,500 Active 61 DOM
14. 2026-06-01
    days on market $72,500 Active 60 DOM
15. 2026-05-31
    days on market $72,500 Active 59 DOM
16. 2026-05-30
    pricedays on market $72,500 Active 58 DOM
17. 2026-05-06
    price $75,000 906-char remark

    Show marketing remark (906 chars)

    One owner 3 bedroom 2 bath immobilized home on a quiet country street in the Loreauville School District. The Open living/dining/kitchen floor has high ceilings, wood kitchen cabinets and a window above the kitchen sink to enjoy the beautiful purple crepe myrtles.. The primary suite has a walk in closet and the primary bathroom has a garden tub, double vanity and a separate shower. The laundry room is near the primary suite. The split floor plan has two more bedrooms and a bathroom with a new vanity, toilet and floor. No carpet in the home. There is a custom metal handicap ramp that leads to a covered front porch where breezes can be enjoyed. The home has a metal roof, vinyl siding, weather skirting, central heat/cool, 3 ceiling fans, a metal carport, a double sided storage building, security light, and fencing on 3 sides. The home has never flooded and Flood insurance is NOT required.

18. 2026-04-02
    listed $80,000 Active 906-char remark

    Show marketing remark (906 chars)

    One owner 3 bedroom 2 bath immobilized home on a quiet country street in the Loreauville School District. The Open living/dining/kitchen floor has high ceilings, wood kitchen cabinets and a window above the kitchen sink to enjoy the beautiful purple crepe myrtles.. The primary suite has a walk in closet and the primary bathroom has a garden tub, double vanity and a separate shower. The laundry room is near the primary suite. The split floor plan has two more bedrooms and a bathroom with a new vanity, toilet and floor. No carpet in the home. There is a custom metal handicap ramp that leads to a covered front porch where breezes can be enjoyed. The home has a metal roof, vinyl siding, weather skirting, central heat/cool, 3 ceiling fans, a metal carport, a double sided storage building, security light, and fencing on 3 sides. The home has never flooded and Flood insurance is NOT required.

19. 2003-03-31
    soldstatus $27,500
20. 2003-02-19
    soldstatus

ⓘ 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: $148 · $12/mo
• Projected year-2 tax: $399 · $33/mo
• Expected delta: +$251/yr (+$21/mo · 169.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,534
• − Mortgage interest: −$4,061
• − Property taxes: −$148
• − Insurance: −$362
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$2,109
• Taxable income: $9,728
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $8,024/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: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — Loreauville

• Score: 60/100
• State rank: #253
• US rank: #19000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,947

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.52%
• Current HPI: 146.1556
• 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

+172.7% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $75,000 AcadianaMLS
• 2026-04-02 Listed $80,000 AcadianaMLS
• 2003-03-31 Sold (Public Records) $27,500 Public Records
• 2003-02-19 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $148 · +1.6% YoY. Source: county tax records.