140 Marietta Pl · Gray, LA 70359

$150,000

3 bd · 1.5 ba · 1,092 sqft · Other public records · 256 Days on market

Built 1990 5,488 sqft lot $137/sqft · 18% below area Est $188k · 20% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FIRST TIME HOME. MOVE IN READY, FRESHLY PAINTED, NO CARPET. CARPORT, CEILING FANS, 2 CLOSTS IN PRIMARY BEDROOM, WITH HALF BATHROOM...A TRULY MUST SEE!!

Key facts

• 5,488 sq ft lot
• Parking
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $140k (6.7% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.4% in Gray — 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 62/100 on livability (#222 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B, housing B; Watch: crime F, 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: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y ago; this cycle's ask is 11136% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $150k implies a 121% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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. 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: 0.93% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $188,321
• List price: $150,000
• Delta: -20.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,324
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,553
• Equity at exit: $12,969

Cash invested: $42,000 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $189

Break-even live

Break-even rent $1,161

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $274	-5% $231	+0% $189	+5% $147	+10% $104
Rent	-10% $78	-5% $134	+0% $189	+5% $244	+10% $300
Rate	-1.0pp $265	-0.5pp $227	base $189	+0.5pp $150	+1.0pp $111

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Westfield Ave Gray, LA	3.0	1.0	898	$1,400	$1.56	44d	1	0.50mi

Listing history 35 events

1. 2026-06-19
   days on market $150,000 Active 256 DOM
2. 2026-06-18
   days on market $150,000 Active 255 DOM
3. 2026-06-17
   days on market $150,000 Active 254 DOM
4. 2026-06-16
   days on market $150,000 Active 253 DOM
5. 2026-06-15
   days on market $150,000 Active 252 DOM
6. 2026-06-14
   days on market $150,000 Active 250 DOM
7. 2026-06-13
   days on market $150,000 Active 249 DOM
8. 2026-06-10
   days on market $150,000 Active 247 DOM
9. 2026-06-09
   days on market $150,000 Active 246 DOM
10. 2026-06-08
    days on market $150,000 Active 245 DOM
11. 2026-06-07
    days on market $150,000 Active 244 DOM
12. 2026-06-05
    days on market $150,000 Active 241 DOM
13. 2026-06-03
    days on market $150,000 Active 240 DOM
14. 2026-06-02
    days on market $150,000 Active 239 DOM
15. 2026-06-01
    days on market $150,000 Active 238 DOM
16. 2026-05-31
    days on market $150,000 Active 237 DOM
17. 2026-05-30
    days on market $150,000 Active 236 DOM
18. 2026-05-09
    listed $1,335
19. 2025-11-29
    price $150,000 157-char remark

    Show marketing remark (157 chars)

    GREAT FIRST TIME HOME. MOVE IN READY, FRESHLY PAINTED, NO CARPET. CARPORT, CEILING FANS, 2 CLOSTS IN PRIMARY BEDROOM, WITH HALF BATHROOM...A TRULY MUST SEE!!

20. 2025-11-10
    price $150,000 162-char remark

    Show marketing remark (162 chars)

    GREAT FIRST TIME HOME. MOVE IN READY, FRESHLY PAINTED, NO CARPET. CARPORT, CEILING FANS, 2 CLOSTS IN PRIMARY BEDROOM, WITH HALF BATHROOM…A TRULY MUST SEE!!

21. 2025-10-06
    listed $155,000 Active 162-char remark

    Show marketing remark (157 chars)

    GREAT FIRST TIME HOME. MOVE IN READY, FRESHLY PAINTED, NO CARPET. CARPORT, CEILING FANS, 2 CLOSTS IN PRIMARY BEDROOM, WITH HALF BATHROOM...A TRULY MUST SEE!!

22. 2025-10-06
    listed $155,000 Active 157-char remark

    Show marketing remark (157 chars)

    GREAT FIRST TIME HOME. MOVE IN READY, FRESHLY PAINTED, NO CARPET. CARPORT, CEILING FANS, 2 CLOSTS IN PRIMARY BEDROOM, WITH HALF BATHROOM...A TRULY MUST SEE!!

23. 2025-09-20
    price $169,999
24. 2025-09-20
    price $169,999
25. 2025-07-19
    listed $175,000 Active
26. 2025-07-19
    listed $175,000 Active
27. 2025-07-19
    listed $169,999
28. 2020-05-11
    soldstatus $67,900
29. 2020-05-08
    soldstatus
30. 2020-01-27
    listed $69,000
31. 2020-01-27
    listed $69,000
32. 2014-08-13
    listed $104,000
33. 2014-08-13
    listed $104,000
34. 2014-08-13
    listed $104,000
35. 1999-02-22
    soldstatus $55,000

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$10/yr (+$1/mo · 1.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $16,800
• − Mortgage interest: −$8,402
• − Property taxes: −$815
• − Insurance: −$750
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,364
• Taxable loss: −$219
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,320/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 — Gray

• Score: 62/100
• State rank: #222
• US rank: #16997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gray, LA
• City population: 9,472
• Population (ZIP): 9,472

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% Vietnamese 1%

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: ▼ -46.42%
• Current HPI: 126.6099
• 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

-97.6% since first listed

18 events — show timeline

• 2026-05-09 Listed for Rent $1,335 APPFOLIO
• 2025-11-29 Price Changed $150,000 AcadianaMLS
• 2025-11-10 Price Changed $150,000 GBRMLS
• 2025-10-06 Listed $155,000 GBRMLS
• 2025-10-06 Listed $155,000 AcadianaMLS
• 2025-09-20 Price Changed $169,999 AcadianaMLS
• 2025-09-20 Price Changed $169,999 GBRMLS
• 2025-07-19 Listed $169,999 AcadianaMLS
• 2025-07-19 Listed $175,000 GBRMLS
• 2025-07-19 Listed $175,000 AcadianaMLS
• 2020-05-11 Sold (Public Records) $67,900 Public Records
• 2020-05-08 Sold (MLS) — GBRMLS
• 2020-01-27 Listed $69,000 AcadianaMLS
• 2020-01-27 Listed $69,000 GBRMLS
• 2014-08-13 Listed $104,000 AcadianaMLS
• 2014-08-13 Listed $104,000 GBRMLS
• 2014-08-13 Listed $104,000 GBRMLS
• 1999-02-22 Sold (Public Records) $55,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $815 · -5.1% YoY. Source: county tax records.