7374 La Hwy 3050 · Morganza, LA 70759

$89,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily · 22 Days on market

Built 1930 Fair condition 0.38 ac lot Est $157k · 43% under

---

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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom home situated on a spacious 0.389-acre lot in the heart of the Village of Morganza. This property offers plenty of potential for homeowners and investors alike. The original home features tongue-and-groove walls and ceilings throughout, which are currently covered with paneling, offering the opportunity to restore and showcase the home's original character. Inside, you'll find a functional floor plan with comfortable living spaces and a 3rd bedroom and a bonus room upstairs that can be used as a home office, playroom, hobby space, or additional storage. Outside, the property is well-equipped with a detached carport and a secured workshop/hobby

Key facts

• Secured workshop
• Attached lean-to
• Detached carport

Tags

• TONGUE-AND-GROOVE WALLS
• DETACHED CARPORT
• SECURED WORKSHOP
• LARGE ABOVE-GROUND SHED
• ATTACHED LEAN-TO
• EQUIPPED WITH ELECTRICITY

Property features AI

Exterior

• Utilities: City gas
• Home design: Single family residence
• Construction: Wood siding and frame construction
• Exterior features: Wood siding; Frame construction

Interior

• Kitchen: Gas cooktop
• Bedrooms: Three bedrooms (includes Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Vinyl tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Living room; Dining room; Kitchen; Bonus room; Bathroom 1; Bathroom 2; Bedroom 1; Bedroom 2; Bedroom 3
• Laundry & utility: Laundry room on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#397 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pointe Coupee Parish (rural): math 21% / reading 29% proficiency, ranked #56 of 98 in LA (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 8 active listings in the ZIP; 60 units permitted in Pointe Coupee Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pointe Coupee 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 22 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.69%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $157,410
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 La Hwy 3050 Ln	0.34mi	3/2.0	1,642 (+15%)	2mo	$110,000	$67	58
7213 Morganza Hwy	0.67mi	3/2.0	1,642 (+15%)	1mo	$180,000	$110	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.2%
• Equity multiple: 2.26×
• Total profit: $31,489
• Equity at exit: $40,018

10-year hold

• IRR: 23.2%
• Equity multiple: 4.33×
• Total profit: $83,057
• Equity at exit: $61,673

Cash invested: $24,920 (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 70759

• Active inventory: 8
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $326

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $387	-5% $357	+0% $326	+5% $295	+10% $264
Rent	-10% $232	-5% $279	+0% $326	+5% $373	+10% $420
Rate	-1.0pp $371	-0.5pp $348	base $326	+0.5pp $303	+1.0pp $279

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   pricedays on market $89,000 Active 22 DOM
2. 2026-06-18
   days on market $99,000 Active 20 DOM
3. 2026-06-17
   days on market $99,000 Active 19 DOM
4. 2026-06-16
   days on market $99,000 Active 18 DOM
5. 2026-06-15
   days on market $99,000 Active 17 DOM
6. 2026-06-13
   days on market $99,000 Active 15 DOM
7. 2026-06-12
   days on market $99,000 Active 14 DOM
8. 2026-06-09
   days on market $99,000 Active 11 DOM
9. 2026-06-08
   days on market $99,000 Active 10 DOM
10. 2026-06-07
    days on market $99,000 Active 9 DOM
11. 2026-06-07
    days on market $99,000 Active 8 DOM
12. 2026-06-04
    days on market $99,000 Active 5 DOM
13. 2026-06-02
    days on market $99,000 Active 4 DOM
14. 2026-06-01
    days on market $99,000 Active 3 DOM
15. 2026-05-31
    days on market $99,000 Active 2 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $99,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,291
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,589
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,273/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires significant renovations to improve its condition and increase its value. The kitchen, bathroom, exterior, flooring, and interior walls all need major updates to make the home move-in ready.

Repairs flagged

• Major Kitchen countertops — Severe wear and tear, likely to be replaced
• Major Bathroom fixtures — Worn and outdated, likely to be replaced
• Major Exterior siding — Weathered and damaged, likely to be replaced
• Major Flooring — Worn and outdated, likely to be replaced
• Major Interior walls — Worn paint and paneling, potential for mold or mildew

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal
• Resale Bathroom renovation — Modern bathroom with updated fixtures and decor can significantly increase the home's appeal
• Both Exterior siding and landscaping — Fresh siding and landscaping can improve curb appeal and increase both resale and rental value
• Both Flooring replacement — Modern flooring can improve the home's appearance and increase both resale and rental value
• Both Interior paint and paneling — Fresh paint and paneling can improve the home's appearance and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Severe wear and tear, likely to be replaced	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated, likely to be replaced	Major	$15,000–50,000
Exterior siding · Weathered and damaged, likely to be replaced	Major	$15,000–50,000
Flooring · Worn and outdated, likely to be replaced	Major	$15,000–50,000
Interior walls · Worn paint and paneling, potential for mold or mildew	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal ↑
• Resale Bathroom renovation — Modern bathroom with updated fixtures and decor can significantly increase the home's appeal ↑
• Both Exterior siding and landscaping — Fresh siding and landscaping can improve curb appeal and increase both resale and rental value ↑
• Both Flooring replacement — Modern flooring can improve the home's appearance and increase both resale and rental value ↑
• Both Interior paint and paneling — Fresh paint and paneling can improve the home's appearance and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pointe Coupee Parish
• NCES district ID: 2201260
• Math proficiency: 21% ▼ -35.00%
• Reading proficiency: 29% ▼ -35.00%
• Median HH income: $42,565
• Composite: 21.32/100
• National rank: #8379
• State rank: #56 of 98 in LA

Livability — Morganza

• Score: 53/100
• State rank: #397
• US rank: #24638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morganza, LA
• Population (ZIP): 996

Population outlook (Pointe Coupee County) Hauer SSP2

• Today (2025): 21,165 people
• By 2030: 20,406 · -3.6%
• By 2040: 18,650 · -11.9%
• By 2050: 16,946 · -19.9%
• By 2075: 13,844 · -34.6%
• By 2100: 11,154 · -47.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 26% Hispanic / Latino 7% Two or more races 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 37% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 92% English-only · Spanish 7% French/Haitian/Cajun 1%

Political lean MEDSL · Pointe Coupee

• 2024 margin: Strong R (+27.6) · D 35.7% · R 63.3% · Other 1.0%
• 2008→2024 swing: -18.0pp toward R · 2008: -9.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+22.8 2016: R+17.2 2012: R+9.2 2008: R+9.5

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

1 event — show timeline

• 2026-05-29 Listed $99,000 AcadianaMLS