314 Fifth St · Morgan City, LA 70380

$121,000

2 bd · 2.0 ba · 1,454 sqft · SingleFamily · 218 Days on market

Built 1960 5,662 sqft lot $83/sqft · 39% above area Est $87k · 39% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

Key facts

• Low maintenance yard
• Updated kitchen
• Remodeled home

Tags

• REMODELED HOME
• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• NEW ENERGY EFFICIENT WINDOWS
• CONVENIENT DOWNTOWN LOCATION
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.6% in Morgan City — 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 67/100 on livability (#111 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• St. Mary Parish (town): math 28% / reading 39% proficiency, ranked #37 of 98 in LA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 37 units permitted in St. Mary Parish in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Mary County population projected at -18% 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $121k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $86,747
• List price: $121,000
• Delta: 39.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Seventh St	0.16mi	3/2.0 (+1)	1,474 (+1%)	11mo	$174,900	$119	76
609 Federal Ave	0.30mi	2/1.0	1,374 (-6%)	2mo	$348,000	$253	71
813 Railroad Ave	0.13mi	3/2.0 (+1)	1,303 (-10%)	13mo	$42,500	$33	61
306 Railroad Ave	0.32mi	3/2.0 (+1)	1,332 (-8%)	12mo	$42,500	$32	56
222 Fourth St	0.12mi	3/1.0 (+1)	1,262 (-13%)	11mo	$115,000	$91	54
1421 Filmore St	0.67mi	3/2.0 (+1)	1,492 (+3%)	6mo	$100,000	$67	54
215 Third St	0.29mi	3/1.0 (+1)	1,585 (+9%)	12mo	$75,000	$47	52
816 Federal Ave	0.42mi	2/2.0	1,618 (+11%)	12mo	$150,000	$93	51
522 Sixth St	0.20mi	1/1.0 (-1)	1,268 (-13%)	16mo	$40,000	$32	47
916 Fourth St	0.50mi	3/2.0 (+1)	1,621 (+12%)	9mo	$125,000	$77	46
1025 Second St	0.72mi	3/1.0 (+1)	1,400 (-4%)	10mo	$129,900	$93	43
305 Union St	0.32mi	3/1.0 (+1)	1,240 (-15%)	12mo	$60,000	$48	41

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $3,434
• Equity at exit: $18,041

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $32,526
• Equity at exit: $10,462

Cash invested: $33,880 (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 70380

• Home prices YoY: -34.8%
• Active inventory: 82
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $363

Break-even live

Break-even rent $916

Max offer price $121,000

Occupancy floor 69%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Poplar St Morgan City, LA	3.0	2.0	1600	$1,375	$0.86	43d	1	1.37mi

Listing history 29 events

1. 2026-06-18
   days on market $121,000 Active 218 DOM
2. 2026-06-17
   days on market $121,000 Active 217 DOM
3. 2026-06-16
   days on market $121,000 Active 216 DOM
4. 2026-06-15
   days on market $121,000 Active 215 DOM
5. 2026-06-13
   days on market $121,000 Active 213 DOM
6. 2026-06-12
   days on market $121,000 Active 212 DOM
7. 2026-06-09
   days on market $121,000 Active 209 DOM
8. 2026-06-08
   days on market $121,000 Active 208 DOM
9. 2026-06-07
   days on market $121,000 Active 207 DOM
10. 2026-06-07
    days on market $121,000 Active 206 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    days on market $121,000 Active 203 DOM
13. 2026-06-02
    days on market $121,000 Active 202 DOM
14. 2026-06-01
    days on market $121,000 Active 201 DOM
15. 2026-05-31
    days on market $121,000 Active 200 DOM
16. 2026-05-31
    days on market $121,000 Active 199 DOM
17. 2026-03-17
    price $121,000 693-char remark

    Show marketing remark (695 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

18. 2026-03-17
    price $121,000 695-char remark

    Show marketing remark (695 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

19. 2026-02-26
    price $129,000 693-char remark

    Show marketing remark (695 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

20. 2026-02-26
    price $129,000 695-char remark

    Show marketing remark (695 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

21. 2025-11-12
    listed $135,000 Active 695-char remark

    Show marketing remark (693 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

22. 2025-11-12
    listed $135,000 Active 693-char remark

    Show marketing remark (693 chars)

    This Charming Remodeled Home Is Located In The Heart Of Downtown Morgan City And Offers A Blend Of Classic Character And Modern Comfort With Refinished Hardwood Floors And Tasteful Update Through Throughout This Home Provides Both Warmth And Functionality. Interior Features: Two Bedrooms, Two Bathrooms With Update Finishes, Refinished, Hardwood Floors, Office Or Sunroom Could Easily Serve As A Third Bedroom, New Energy, Efficient Windows, Updated Kitchen, Cabinetry And Bathrooms, New Window Units For Improve Comfort And Efficiency. Exterior Features: Convenient Downtown Location Close To Restaurants, Shopping, And Parks, Low Maintenance Yard Perfect Family Home Or Investment Property.

23. 2024-10-04
    soldstatus $45,000
24. 2024-09-21
    status Pending
25. 2024-08-21
    historical
26. 2024-07-07
    price $55,000
27. 2024-03-08
    listed $55,000
28. 2024-03-08
    listed $58,000 Active
29. 1999-03-30
    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: $465 · $39/mo
• Projected year-2 tax: $666 · $55/mo
• Expected delta: +$200/yr (+$17/mo · 43.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 23 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: $16,500
• − Mortgage interest: −$6,778
• − Property taxes: −$465
• − Insurance: −$605
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,520
• Taxable income: $2,492
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,752/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: St. Mary Parish
• NCES district ID: 2201620
• Math proficiency: 28% ▼ -40.00%
• Reading proficiency: 39% ▼ -33.00%
• Median HH income: $39,843
• Composite: 28.1/100
• National rank: #6828
• State rank: #37 of 98 in LA

Livability — Morgan City

• Score: 67/100
• State rank: #111
• US rank: #11015

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgan City, LA
• Population (ZIP): 21,043

Population outlook (St. Mary County) Hauer SSP2

• Today (2025): 49,510 people
• By 2030: 47,570 · -3.9%
• By 2040: 43,880 · -11.4%
• By 2050: 40,655 · -17.9%
• By 2075: 37,190 · -24.9%
• By 2100: 38,101 · -23.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 15% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 14%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% French/Haitian/Cajun 2% Vietnamese 2%

Political lean MEDSL · St. Mary

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.4% · Other 1.0%
• 2008→2024 swing: -15.1pp toward R · 2008: -16.8pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+29.1 2016: R+27.6 2012: R+18.8 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.21%
• Current HPI: 99.8137
• 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

+120.0% since first listed

13 events — show timeline

• 2026-03-17 Price Changed $121,000 AcadianaMLS
• 2026-03-17 Price Changed $121,000 GBRMLS
• 2026-02-26 Price Changed $129,000 AcadianaMLS
• 2026-02-26 Price Changed $129,000 GBRMLS
• 2025-11-12 Listed $135,000 GBRMLS
• 2025-11-12 Listed $135,000 AcadianaMLS
• 2024-10-04 Sold (Public Records) $45,000 Public Records
• 2024-09-21 Pending — GBRMLS
• 2024-08-21 Delisted — GBRMLS
• 2024-07-07 Price Changed $55,000 GBRMLS
• 2024-03-08 Listed $58,000 GBRMLS
• 2024-03-08 Listed $55,000 AcadianaMLS
• 1999-03-30 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $465 · +9.3% YoY. Source: county tax records.